I used to think that cold calling was the only way to get off-market deals.

In general, government will set the assessed value lower than market value at reassessment in order to neutralize appeals.

There is a high concentration of those in Texas (about 2/3) but it is relatively similar in most of the markets we lend.

I am guessing his hands are tied as Norada is simply the marketing company and I am guessing no operational control of Wagner.

I avoid the multi-family market here, so unfortunately, I will not be a good go-to here, but I am confident you will find quality resources and help here on BP.  

Nobody thinks they can invest in the stock market with little money and retire, investing in real estate with little money and retire is equally unrealistic. 

This is my third SFR in this market.

Try networking locally with HML's who know the market. 

A frank, hopefully insightful, dive into real estate and financial markets.

Lenders do not look at your personal income or debt and will use the current market rent or lease (up to 120% if the lease is significantly higher than market rent or vice versa) as qualifying income.