Find a quality agent in Texas, then ask them if they offer a referral fee.

If you tell the IRS it is an expense, it is no longer income.W2 income does not use a 2 year average for your base pay! 

Follow new listings closely and be definitive in scheduling tours and making offers.

Here are some indicators to help you assess a buyer's seriousness:Questions: Serious buyers will ask detailed questions about the property, such as maintenance costs, neighborhood amenities, and property taxesStrong Offer: If a buyer makes a strong offer quickly, it often indicates a high level of interest and intent to purchasePrivate Buyers: If approached by a private buyer, ensure they provide a Letter of Intent (LOI) and proof of funds.  

Set clear and consistent application requirements so you can base your decisions on solid facts.

Key Details of the 45L Tax Credit:The credit offers up to $2,000 per eligible unit for builders and developers of residential homes that meet specific energy efficiency criteria.To qualify, the units need to meet or exceed certain energy performance levels in comparison to the national model energy code (e.g., the 2006 or 2009 IECC — International Energy Conservation Code).Cost Considerations for a 90-unit or 112-unit Project:The actual cost of qualifying for the 45L tax credit depends on various factors, including:Energy Efficiency Compliance: The primary cost will come from ensuring that each unit meets the required energy efficiency standards, which typically involve energy modeling, certification from third-party energy raters, and potentially upgrading insulation, HVAC systems, windows, and other components of the building to meet the necessary performance levels.Energy Modeling: Typically, you'll need to pay for an energy consultant or engineer to model the building's energy performance and ensure it qualifies for the credit.

Start anywhere—offer to assist, intern, whatever it takes—and absorb as much knowledge as you can.

They will look at the ENTIRE cost of the project and calculate what they can offer you in loan amount.

Class C properties are considered the riskiest investment, but they can offer good cash-on-cash returns.

@Mike Dymskiagree - a lot of new investors are trying to pick a market based on solely on math.