Thanks,BrettLocal PM here - happy to help identify investment opportunities, provide investment analysis and connect you with contractors, agents, lenders etc etc. kindly let me know and I'll help in any capacity I can.

The big stuff is gone and if anything does come available Mom and Pop know what it is worth. 

(I know, nothing is certain but just hypothetically) and all cash out loans are not created equal. if you have a lot of equity you can borrow up to 60% with the lowest rate possible, which would be close to a half point lower then borrowing up to 75% loan to value. 

My suggestion would be to get an investor friendly agent who knows a few local markets and have them guide you in the right direction.

Don't know what their success is, but I see 3 places all lined up in Denison near downtown. 

Ask yourself: Do you know ANY highly successful real estate investors or sales pros who sleep in, waste time, and still crush it? 

Let me know if that sounds good!

I would generally say no if you don't have a property unless you're looking for peace of mind knowing that you've set your financial life properly. 

Know your product. 

I have a friend who is a banker locally, he's seen business bank numbers for 40 years...he know what makes a strong business client and when it is a weak business with some good years.