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Picking one niche is honestly the only way to create the right systems and processes to scale...I have been good at trying way too many things instead of being a master on one... 

There also is a lot more than just a promissory note and deed/mortgage to be drafted up so you might want to pick up a copy of my book Lend to Live: Earn Hassle-Free Passive Income in Real Estate with Private Money Lending available on BiggerPockets.

You can pick who you want to live with.

We purchased it the traditional way by going through an agent, we viewed some houses on our second trip out there and ended up picking one and going for it.

If you found yourself in a legal battle over pick your scenario, you could save money by being your own council or you could hire a professional to get you the best chance of things ending in your favor.

Once again, they did not go cheap...they could have spent $400 ish dollars to buy me a cheap DQ (I still expected as much) but they offered $1500 as a top limit and said go ahead and pick a new one!

There is still good money to be made in AZ, FL, GA, TX and other states, however, picking the right submarkets is key.

Basically sounds like you’re putting down an extra $20k for…Him choosing the property (I assume/hope it’s really you both choose or it’s actually to his advantage to pick it, so this I feel can be disregarded.)Him running all the property management. 1) feels like he might get sick of doing all the work and forget why he’s doing it. 2) you’re paying $20k more to not have to do it so how long would it take for property management fees to reach $40k?

It might be a weird time to pick up multifamily rentals since there is a massive apartment complex being built at the moment, but single family should be pretty safe.Also worth mentioning San Antonio is experiencing massive appreciation right now and a portion of that is certain to spill over into the Corpus area based on proximity and a lot of San Antonio residents vacationing there.