As far as whether to approach them with or without an agent - approaching them directly without an agent can save the seller probably 2.5-3% of fees, which give you some room to negotiate on the price, but you need to be confident that you are capable of evaluating the property value, estimating on the amount of work that is needed, knowing how to negotiate/ structure the deal, and navigating the closing process.

They are short term loans, usually 6-12 months, high rate, interest only payments. 

As always, make sure to run the numbers carefully and factor in local property taxes and HOA fees, which can vary widely in North Texas.Delayed gratification is key in real estate investing, but with patience, the rewards can be life-changing.Best of luck with your search

Condo fees $800 a month. 

You can generally get the best terms (max leverage and best rates) on an owner-occupied house.

Do a bit of digging, and you can find single-families in suburbs like Decatur or Meridianville that appreciate at rates above the statewide and nationwide average and hit the 1% rule at the same time.One caveat, though, is that most rentals in Huntsville proper probably aren’t going to deliver the cash flow you’re looking for.

It's debt you'd still have to pay back, but at least you will not touch one of those two amazing interest rates. 

We helped her move to PA from FL, provided a furnished apartment at a reduced rate for a while, etc.

I have a non-residential commercial mastermind and the fee started at $2500 in season 1. 

If someone offered to finance this house to you at your current rates if you put down $250k would you do it?