You can find a potential partner at your local REIA group.

Buying a second home to rent out is a solid strategy, but be sure you understand the cash flow, including mortgage, taxes, and potential vacancies.

Do you have a potential DSCR scenario that you're looking to apply for? 

OP I think you’re in a great geographic spot and potential REI strategy potential.1.  

I’m looking at a 3/2 or 2/2 potential MTR / STR in East Hill, those unfamiliar with the area it’s  about 10 min or less from downtown. 

Investing in  2-4 unit properties within the Dallas-Fort Worth metroplex would be ideal but I am also interested in other potential deals, that fall within the 2-4 unit range. 

I’d dig into this a bit more.Another assumption that stood out to me as potentially problematic is the 6% income growth and only 3% expense growth.

Cash flow can be great if you manage it well and keep occupancy rates high, but factor in the added costs of management, cleaning, and potential vacancy dips.

If your business is worth significantly more than what you owe on it, you may be able to borrow against that equity to fund your first deal—rather than walking away from a potentially appreciating asset.Some investors take this route, keeping ownership of their business while using its value to qualify for financing or attract a capital partner.

With your construction background, you're already in a strong position to add value to properties through renovations or identifying potential issues.