The internet is a lot of things, but it is not a suitable substitute for real world experience at the interface of alternative asset investing and the tax code.Custodians are processors. 

This link is the best I could find in my internet research. http://www.tsahc.org/homebuyers-renters/home-sweet-texas-home-loan-program I appreciate any help you guys have, and hope to pay it forward as I move through my real estate investment journey!

My plan is to convert the upper half into four 2BR rental units, rent them furnished/utilities/internet included to students on a 9month lease, then airbnb them to tourists & faculty in Jun, Jul & Aug. 

Internet search?

I put the few questions in parentheses.Thank you,TonyPlan:possibly start out with small, unimproved/vanant land1)Find buyers and make a buyers list--Market your wholesaling business---Using bandit signs "I sell houses dirt cheap"---Business cards---Internet---Real estate meet-ups2)Find a lawyer that can help make a contract--due diligence clause--option agreement--allow both parties to know who you are representing to avoid legal disputes (buyer & seller)3)Find my target area where I will do my house searching--Using the County Appraisal District4)Find distressed properties--Tall grass--Piled up mail--Boarded up windows--Take a pen & paper, take notes and pictures of the property5)Create an excel spreadsheet of the property--Owner-occupied?

There are no signs on the street that says no parking, I called the police and they told me that rules reg. overnight parking is written on the internet, new residents should know this when they move in.

We don't see a whole lot of this, but there are those folks that get out on the internet and read too much of the wrong stuff and then want to get overly creative....A SDIRA can be a fantastic way to create retirement wealth without having to push the envelope of the IRS rules, so why go there?

I find my self constantly on the internet looking for the next "boom city" or a city that is in recovery on the rise or a city in a seller's market.

A little internet research has gotten me the phone number of the likely owner. 

Around here a lot of the homeowners that end up actually selling to investors are older people who don't really utilize the internet much.