There are a lot of excellent operators/syndicators out there that you can build a great long term relationship with, not only the popular groups that are sometimes more focused on education or selling coaching.

Your repairs, supplies, and maintenance look excellent. 

You will even get it in writing (he does all his training orally using slides and at least we didn't get a copy of any material, so you have to take notes and pictures to keep up).Invest those 20k, 30k or 50k into a property, whether it is rehabbing and fliping, BRRRR-ing, or hacking, and network with local (from Dallas, not Austin) REI, realtors, loaners, etc. which you can find here and in the REI meetups.

Excel and Word.

Excellent topic! 

I agree with @Twannisha Jackson  I have been successful because I work with EXCELLENT property managers. 

BiggerPockets is an excellent site for networking with other investors and obtaining referrals for agents who are favorable to investors.Real estate Brokers: Seek out Cypress, Katy, and Sugar Land-based brokerages with a significant presence.

Does anyone have a rental property they need to fill, and are looking for tenants that will not only pay rent on time, but will also keep your investment in excellent condition.

I currently manually enter into excel with a spreadsheet I made (formulas etc...). 

As far as long term, building up a portfolio of cash flowing assets is an excellent path to financial freedom.