Find a quality agent in Texas, then ask them if they offer a referral fee.

Here are some indicators to help you assess a buyer's seriousness:Questions: Serious buyers will ask detailed questions about the property, such as maintenance costs, neighborhood amenities, and property taxesStrong Offer: If a buyer makes a strong offer quickly, it often indicates a high level of interest and intent to purchasePrivate Buyers: If approached by a private buyer, ensure they provide a Letter of Intent (LOI) and proof of funds.  

We also do zoom calls and workshops 4-5 times a month, and offer different programs for both beginner and experienced investors.   

Some cities like Atlanta, Charlotte, or parts of Texas offer cheaper homes with job opportunities nearby.If I were you, I'd focus on saving and researching markets that offer both affordability and growth.

Key Details of the 45L Tax Credit:The credit offers up to $2,000 per eligible unit for builders and developers of residential homes that meet specific energy efficiency criteria.To qualify, the units need to meet or exceed certain energy performance levels in comparison to the national model energy code (e.g., the 2006 or 2009 IECC — International Energy Conservation Code).Cost Considerations for a 90-unit or 112-unit Project:The actual cost of qualifying for the 45L tax credit depends on various factors, including:Energy Efficiency Compliance: The primary cost will come from ensuring that each unit meets the required energy efficiency standards, which typically involve energy modeling, certification from third-party energy raters, and potentially upgrading insulation, HVAC systems, windows, and other components of the building to meet the necessary performance levels.Energy Modeling: Typically, you'll need to pay for an energy consultant or engineer to model the building's energy performance and ensure it qualifies for the credit.

Hopefully those that stayed on the sideline until the 'time is right' will start underwriting specific deals and recognizing path of progress opportunities that offer multiple operational and exit strategies.  

For future readers, many banks will offer an unsecured line of credit up to $25k.

One in year 2, and another in year 5...I was unsure of what to do so I created this offer Who did you have check your underwriting?

They will look at the ENTIRE cost of the project and calculate what they can offer you in loan amount.

@Denise CarringerMy preference is to go local - some community banks offer this type of service or local escrow companies, which is what I found, because they offer a higher level of service than most national.