Once you have a few rehab projects under your belt, you can obtain 100% if the deal is very good. 

With 6 properties under my belt I would prefer something I could get 80 - 85% Ltv.

If you've not done it before, you'll want a partner that does or even have your GC as a partner until you get a couple under your belt.

Be careful about "numbers [that] look to good" especially in rust belt markets.

I've been a low level buy-and-hold investor for years with just a couple properties under my belt. 

I feel i’ve grown a bit fast for myself and now have secured 3 rental properties under my belt in one year - Two being out-of-state and one being my primary residence turned into a rental, which is what brought me to this question: does anyone know any real estate attorneys in Texas that can look over my lease agreement?

Some day soon I will have my first deal under my belt!

It seems like I will just need to continue with this method until I have a few more deals under my belt and am willing to get licensed myself.

I have about 2 years under my belt investing in notes and this is my third deal.

I dont agree with this thought process never have never will.. its all situational.. or as they say in RE location location location.in markets with slow to historic negligible appreciation sure it does not take a rocket scientist to run the math that if your negative cash flow and the house is not going up its not the greatest investment your value play there is tenant is paying off the majority of the property and your getting some tax bene's if its not bare land.If we used this thought process IE the only good deals are ones that are positive cash flow day one with max leverage  80% loans then as @Russell Brazil states no one would invest in the majority of the east cost and West coast and well Denver and other select cities.. everyone would be in the Rust belt and mid west or deep south in C class properties. wealth is created for most investors with appreciation full stop.. because most investors cant buy enough property or doors to make a difference when cash flow is 200.00 a month your not going to retire on that. your going to retire on paid for nicely appreciated property.