With actual cash, you just transfer it. yes, but you can still bid with lender approval - without appraisal contingency - you send in deal (app), it gets approved by lender its functionally the same as cash (except in true lightning speed situations where there is a quick auction with little time to prep but thats generally pretty rare I'd think)Right, but that's not cash or functionally the same as cash because the lender can change the terms at the last minute, as often happens with less experienced hard money lenders.

Building a strong network is key, and you’re definitely in the right place to connect with experienced investors and learn from their successes (and mistakes!) 

If you know what you do and why you're doing it, there's no need for the bad and the ugly, which I personally haven't experienced.

I was hoping to get some feed back from my experienced colleges.

I'm an experienced builder and developer looking to network with other developers, investors, and syndicators. 

FHA loans only require about 3.5% down, so it’s a great way to start generating passive income while keeping your housing costs low.If you’re leaning towards renting for now, you could still invest by looking at fix and flip properties or even partnering with someone more experienced to get your foot in the door.

This is expensive but you'll have a place to work and meet with people when you're in town that matches your online presence.

They will also dictate the terms of the loan, how it's filed, qualifications, etc.However, if you mean PML as in your friends/family that have NO experience in real estate and just have money sitting around...then I would certainly to counsel you to lean on some type of mentor or other experienced investor in Houston on what to do. 

I am willing to use strategies using a single family home (as there are more single families on the market at my budget), if anyone has any options for me I would appreciate an experienced investors input.

Many experienced investors adapt by targeting deals with slightly higher percentages up to 75-80% while carefully analyzing potential risks and margins.