Under both the Texas Property Code 5.0205 and 5.086, as well as TRELA 1101.0045, the "seller" of a contract is required to disclose the nature of the seller's equitable interest.

We do downtown and downtown adjacent zip codes.

I used to go strictly white but for the last 5 years or so I've been using a really light gray with white moldings and doors.

I've compared the prices to Pipedrive and other software I've used in my current profession, and it's been enlightening.I'm targeting property owners with high equity who have held their property for 15-20 years or more, and ideally with some kind of lien or code violation attached.I've heard that direct mail campaigns can be very effective, though I find that cold calling has always worked best for me in my line of work.

The code behind it must be awesome.  

When people just pull 5-10% down payment out of their butt, then they must be talking about very few zip codes left in the US where you can do that but it's a hustle, takes renovation skills, cold calling etc.

Interesting ideas; most residential investors are not considering a practical issue with 1031s - you are operating under strict limitations on the purchasing side and it forces your hand and you end up overpaying on the purchase side; the (small) tax advantage gained are often not worth it.

You are looking at this strictly through the lens of cash flow, which is typically the smallest compared to appreciation and principal pay down. 

The first was changing a small electrical sub panel which currently holds 2 fuses to an up to code breaker box.

Not sure what kind of investment properties you are looking for but Nationwide Children's Hospital is doing some amazing work in 3 zip codes surrounding them.