I'm not a typical Realtor perse looking for clients so I don't need the trust factor that may go with the REALTOR symbol in my marketing or anything.

Quote from @Nick Henry: Hi there - I am starting out in real estate investing and am trying to build a portfolio of rentals that can produce enough cash flow for me to eventually leave my job and make real estate my main job.

Go to an attorney specializing in Texas real estate transactions who can set the whole thing up - if the attorney you're using is not familiar with the optimal ways to insure wraps you're using the wrong attorney. 

There are so many good investment classes that you can take through the national real estate association but you won't get CE credits from them.

I have yet to market to an inheritance list.

Have you read, "Long-Distance Real Estate Investing" by David Greene?

If you move title to the property into a trust for the seller's "Estate Planning purposes", you still need the mortgage company's approval. 

If they tenant is $300 below market, that's costing you $3,600 a year.

Seek out local real estate groups to get an idea and network around local regulations.

@Frank Alfano agency debt is very competitive (75-80 ltv, non-recourse, fixed-rate etc); you can syndicate and raise the equity portion needed from friends and family, provided you can market and lead the project.