And since we refer a lot of the work to these smaller contractors, we can figure out a solution for any issues or additional scope of work that pop up.I would try to find a good GC that already worked on several projects with a fellow investor that you trust.

If you're on top of your properties, it isn't such a big deal, but the mom and pop landlords who just put signs out front and hoped for phone calls found it near impossible to rent their properties.I'm still buying aggressively, so don't be discouraged. 

New building hardly any expenses so you might net more than NNN but older building it usually swings the other way.You can try to convert gross to NNN but most tenants would fight on that especially with an older building.Whether tenants are required to pay for all expenses or not trying to charge them for roof,parking lot,etc. all at once is rarely possible with mom and pop to regional tenants.

There are a TON of incompetent "mom and pop" landlords out here and with a 5+ unit property the value of the building is directly related to rents (ie more rents = more equity to purchase the next property). 

The positive note here is I have enough income coming in from it to at least cover my fixed costs and have extra for anything that pops up if I were to have 3 vacant units until mid January to March/April. 

I can't comment as to the credibility of NRIA, but the random accounts popping up just to sing its praises is certainly suspicious. 

There are a lot of really good meet ups around Houston. go to meetup.com and just search for "real estate" a ton will pop up.

A lot will depend on what type of real estate you want to become involved with; rentals, flips, wholesaling, brrr, singles, multi-family, commercial, etc.Here are a few suggestions:  (especially for singles and small multi-family)  concentrate on the best school district, get the worst house on a great block, stop your car and get our and actually speak to people working on their yard or just sitting on their porch, eat at a local mom/pop coffee shop--sit at the counter and speak to the waitress and customers.  

I really want this property and I see the upside, but it still early before this area pops

I type in the association name and 113 properties pop up, but it actually only states the street name, and not house number.