If they are ok with carrying the financing and don't need large amounts of cash right away, this may be a good fit for them.

Would it make more sense to focus on SFH because there are more of those potential deals  in my area or be patient and wait on a multi family that fits my criteria when available?

In addition, targeted searches for "apartments 77008" and "greater heights apartments" have lower competition which provides a great opportunity for organic and lower cost of acquisition.Household Composition: 77008 shows balanced demand for both family-oriented housing and non-family units, promoting investments in single-family homes and high-quality apartments. 77063 indicates higher demand for rental units and smaller homes, focusing on apartments and affordable housing options.Despite higher entry costs and a lower percentage of renter-occupied units, 77008 appears to offer better prospects for appreciation and lower vacancy rates, making it a more suitable choice for investment.Greater Heights OverviewThe Greater Heights area (77008), often referred to as "The Heights," is renowned for its prime location offering a blend of amenities, top-rated schools, and abundant job opportunities.

Keep the lines of communication open, and don't hesitate to stay on top of the progress (and costs) as things move forward.It sounds like you’re in some great areas!

I can definitely help you find refinance solutions that fit your strategy, including options with shorter seasoning periods and up to 75% LTV cash-out refinances.I have relationships with dozens of private lenders who cater specifically to foreign investors, all of which offer flexible terms that could align with your goals.

@Alan Kopmeyer what are the top 3 things you'd like to initially learn about investing in rentals and flips? 

On top of that, you’ll want to budget for ongoing expenses like property taxes, insurance, operational costs (such as utilities and property management), and maintenance.

The annuity company is Athene which I understand is a top ranked annuity company.  

I've come to realize that opting for a Delaware LLC might be unnecessary at this stage; it seems more fitting for the future when my portfolio experiences significant growth.

Breaking even after mortgage, taxes, HOA, so not getting capex etc. on top right now.