For my first investment, I was hoping to quit claim, warranty deed or flat out buying a 3 unit property, from my mother, that has about 25k left on the mortgage.

I am baking in a profit of $20,000.

Feloney flats... 

More millennials are moving to SA than just about any city in the U.S. and the I-35 corridor between SA and Austin is just flat out screaming growth.  

If you hold your license simply to invest, then you may want to go to a flat fee broker where you just pay a certain dollar amount per transaction.

We usually do a flat rate, as opposed to hourly.

If you have to make significant additions, it may not be a good deal.If allowed and there is only one service into the property, be sure to include it in the rent (flat rate?)

I don't do open houses or bake cookies. 

It's a 6-9 year cycle of ups and downs and flats...always has been always will be.

January 2016 Houston Housing StatsHouston Real Estate Highlights in January Single-family home sales declined 2.1 percent compared to January, marking the fourth consecutive monthly decline;Total property sales were unchanged at 4,965 units;Total dollar volume was statistically flat at $1.2 billion;At 262,663, the single-family home average price reached its highest level ever for a January;At $200,000, the single-family home median price also achieved a January high;Single-family homes months of inventory climbed to a 3.3-months supply versus 2.5 months a year earlier;Townhomes/condominium sales rose 15.6 percent with the average price unchanged at $183,076 and the median price up 2.4 percent to $140,000;Leases of single-family homes rose 2.8 percent with rents up 4.2 percent at $1,742;Leases of townhomes/condominiums climbed 12.2 percent with rents up fractionally to $1,568.