Josh, we are entering a period where the FED has came out and said rates are coming down.Based on decades of data, during market cycles when interest rates are decreasing, asset prices rise.

With $15-20K liquid, focus on lower-cost Midwest markets where down payments stretch further. 

I'm eager to grow my book of business in various markets and connect with active wholesalers.

Then house hack a 4 plex to start I am sure you can get into one of those in that market which is lower priced than 90% of the US.  

For example, if you’re investing in residential properties on the southwest side of town, eliminate property managers focused on commercial properties or other areas.Research CandidatesSearch Engines: Be cautious—Google rankings often reflect marketing, not quality.Yelp Reviews: Read reviews critically; tenants, not property owners, typically write them.

This will make it a lot easier to manage, will cost you less than buying on the market and typically you can get 1:1 rent returns.

I am a licensed real estate agent and have access to MLS just need to learn more about the wholesaling market in Texas....        

In general I have unfortunately never gotten much return on any social media marketing. 

As a result, while the US market is stuck in the lock-in effect, the Canadian market is kinda booming so it makes more sense for Americans to consider Canada nowadays, except for the fact that Canada has on average one of the if not the most unaffordable real estate in the world.Hope this helps.

However, the property’s cost basis (what they originally paid) carries over to you, meaning if you later sell, you may owe significant capital gains tax on appreciation.Alternatively, selling the property at fair market value eliminates gift tax concerns, but your in-laws may owe capital gains tax on any profit.