Quote from @Zach Rumfield: Been doing some comps in Houston.

You could also check what Realtors in your market are preferred agents here on BP- they should have at least a little experience with investing and a network built up. 

Did the lender agree to give you a deed in lieu? 

My wife and I have overhauled our personal budget to reflect the 'pay yourself first' approach (allocate in order: income comes in -> invest -> donate -> fixed expenses -> variable expenses -> fun $$).We are looking to see what experienced people generally recommend for a holding tank for that 'invest' allocation while we target our first real estate deal.What financial vehicles have you guys used that works well for this?

I own a couple vacant lots and looking to purchase more in a small area. 2/1s in Memphis, as far as I know, are as desirable as in a bigger market.

Sometimes they forget to tell you that many tenants in Detroit don't pay (depending on the property manager skill and the type of tenant) - but taxes are very high in the city and so is insurance. 

For me TX is over-built.

We built it out of necessity and started same way as everyone, cut our teeth on bad decisions.

I am a property manager and in an emergency I will go to the property and provide access.

This is some of the best information I've read in a while.