As always, make sure to run the numbers carefully and factor in local property taxes and HOA fees, which can vary widely in North Texas.Delayed gratification is key in real estate investing, but with patience, the rewards can be life-changing.Best of luck with your search

Try to get preapproved from a local loan broker or Co-op. 

Do you attend any local meetups in your area?

I can check in with my local bank, but I don't want to waste their time when I'm not yet serious about doing a loan with them.   

If they’re underfunded, you could get hit with special assessments.Since you want to stay local and focus on cash flow, commercial makes sense, but have you considered industrial or flex space?

Local credit union.

Go to BUILD YOUR TEAM at the top of the screen and look for local investors or meetups in your area.

In Houston, you can either invest locally or explore strong Texas markets like San Antonio (affordable duplexes, strong job market), DFW suburbs (duplex-friendly zoning, growing economy), or Houston suburbs (Spring, Cypress, The Woodlands for good schools and tenant demand).

I am new to real estate investing and looking to connect with any local investor.

Find your local REIA and start attending and find the Realtors there to build friendships with.