@Nicholas A. your shotgun approach has a high probability of getting the exact quality you put into it.95%+ of real estate agent, many of them posting they are "investor-friendly", only know how to deal with owner-occupied transactions. 

I would say the biggest thing is to find an investor-friendly realtor to connect with and try to help you find off-market deals. 

Turnkey properties typically range from $100K–$300K, and the landlord laws are much more investor-friendly compared to other markets.2. 

My name is Carlisle, but friends and family know me as Mike.

I can also connect you with my brother in law who's an agent/broker and is very investor friendly. 

In Houston, you can either invest locally or explore strong Texas markets like San Antonio (affordable duplexes, strong job market), DFW suburbs (duplex-friendly zoning, growing economy), or Houston suburbs (Spring, Cypress, The Woodlands for good schools and tenant demand).

Top searches at our beach place is pool, then pet-friendly, then water view, then water front.

@Juliann MoralaA GC is suitable for estimating rehab costs, but consider hiring a property manager or investor-friendly realtor for unbiased opinions.Video Walkthrough – Have them record a wide-angle video of the interior and exterior to capture the whole condition.Floor Plan Mapping – Use an app like MagicPlan to create a detailed floor plan with measurements.Major Systems Check – Roof, foundation, HVAC, plumbing, and electrical—any red flags?

I am looking for recommendations for best financing options.The owner is considering financing it, but until they agree, I am planning as if they will not do so.The local credit union I use, who is very investor friendly, is unable to lend on properties larger than 4 units right now. 

Hopefully your state is landlord friendly.