Consider defining clear roles, ownership percentages, and responsibilities upfront, and ensure you’re protected if the partnership doesn’t work out.Since you already own properties, it might be worth consulting a CPA who specializes in real estate for advice on tax strategies specific to your situation.

I was a student they offered to sponsor a deal for and it has cost me everything, literally. 

Exploring the BRRRR strategy locally in DFW could also be a smart way to start scaling your portfolio

I have lived and worked real estate in both Fayetteville and Phoenix currently in Mesa.They are both great but the strategy is a little different.

If I were in your shoes, I’d focus on house hacking in Phoenix by exploring multi-family properties or using the BRRRR strategy with undervalued single-family homes.

They are major BRRRR projects with the main exit strategy being to hold as medium term rentals.

There's long-term money to be made on that strategy.

Given your house-hacking strategy and lower monthly income, using an FHA (3.5%) or Conventional (5%) loan on a duplex, triplex, or a single-family home with extra rooms is a great way to start.

Literally to save their lives.

Be sure to include one of more exit strategies in your LLC documents.