Hi Kelly, I am a notes investor (based in Dallas too) so I am slightly biased here, but I like buying non-performing notes (for the higher returns, but they are more risky and have longer time horizons) coupled with performing notes for cash flow. 

@Aaron Vernon you've asked a smart question.If you're looking to stay with that area for the next 30 years or until mortgages are paid off, then I would offer you recommend Option A.But if you are hoping for cash flow and appreciation, I'd recommend Option B.So your time horizon has everything to do with your approach.

I , however, wanted to expand my horizon of "motivated sellers" , would it be possible to find someone who has a house on the market, and maybe its been on the market awhile- could I offer a cash offer, from my buyer?

I view the time horizon (more than 1 year) as the determination of what is an investment.

This does not even account for 20-30 yr items like roof, windows, structure that will last longer than my time horizon.

I would say that this neighborhood is 50% renovated already.We are finding that wholesalers have some deals but in C or D neighborhoods with at least a 3-5 year horizon before there is the possibility of upgrading given current demographic growth and direction.

Landlording has just as steep of a learning curve as flips do and it requires a longer event horizon.  

I’ve got a 30-40 year time horizon so taking a year off to pay a property off or only buying 3-4 a year instead of 5 is worth it.Leverage is great but true wealth is built by owning properties free and clear for many many years.

The other day I chatted with Brian Gibbons on a 30 minute phone call regarding a potential deal I had on the horizon.  

Go to a few of their meetings and see if that is a good segue into expanding your horizons.