You are generally correct that there is an annual exclusion for gift taxes that generally passes tax-free (of course, in all situations, exceptions apply and you have to meet all requirements to qualify). 

I can feel that you have embraced the move and change. if you want to meet some local investors there is a meet-up next Tuesday. it's posted in the classifieds.

That will be the best spot to meet an investor friendly agent in person or at least meet other investors in your markets that can help connect you to the right agents.

A great place to start is https://www.biggerpockets.com/meet which you can use to find like-minded people in your area and every other market across the nation that you may consider.You'll find some helpful tips at https://www.biggerpockets.com/starthere.For tips on how to get the most out of BiggerPockets, check out: https://www.biggerpockets.com/rei/biggerpockets-com-tutorial/The BiggerPockets Keyword Alert System is an awesome tool: https://www.biggerpockets.com/renewsblog/2012/12/1...See you on future threads!

Function Meets Design – A stunning rental is useless if it doesn’t function seamlessly for guests.

We’re actually in Tucson this week so I may even have some availability to meet up. 

You can probably meet him in person if you attend the next HH.

The bad ones will want 50% upfront, you'll have to plead for update pics, they'll find reasons to increase their initial bids (multiple times) and will want final payment before meeting you for final walk-thru.Many investor-friendly agents have NEVER owned a rental, so you can't really rely on their advice.

It has a free plan that I think will meet my needs.  

IMPACT Grapevine is a solid event where you can meet general contractors, subs, and other investors who have done renovations in the Fort Worth area.