Hi James, what do you propose as a partnership? 

Even though the state of Texas enacted legislation creating the series llc back in 2009, few people are using it.

(We got the properties after raising our offer and truly doubt the existence of other offers. ) The  proposed law would require that the successful bidder get to see the other offers before signing the contract.  

What's even worse is the legislation that this "blue" state passes often applies to our "red" side of the state.

You are correct that there is no school tax adjustment for non-owner occupied properties.If you visit the county tax assessor's office, they can calculate the exact amount of the property tax bill you will receive for a proposed rental acquisition.

the community property issue is really moot for 1031 as community property is a state legislated designation and 1031 does not speak to that. 

I proposed owner financing with my $170,000 down.  

I have received word that borrower who defaulted on loan has accepted my proposal for a deed in lieu of foreclosure.

Though proposed as an easy intro into real estate wholesaling is very difficult. 

Insightful question you've proposed, but I'm not so sure its indicative of the type of investor I am for the following reason.