Pretty standard and we've definitely done it in the past with a lot of real estate agents we work with that invest. 

Works for many agents but those are all miserable (in my opinion) and I don't do any of them.With you avg prices around $360k (and maybe 2.5% or so your side), you really only need to do about six transactions to hit your target.

I have grown insanely skeptical of BP over the last 5 years, yet somehow I am trying the lead generation for both property management and now as a featured agent.

If I get my sales agent license, I will need a broker sponsor.

What off-market really means is that the seller refuses to sign an exclusive listing agreement with an agent but tells the agent if they bring them a buyer, they'll payout a commission.

Quote from @Luis Herna: Let say I am a licensed real estate agent in oklahoma and there is one buyer in new York wanting to buy a property in Texas.

That's how I became so successful as an investor agent.  

Whichever strategy you choose, ensure you're adhering to IRS rules about prohibited transactions and working with experienced professionals to structure deals properly.Regarding non-recourse hard money lenders in San Antonio, I don’t have specific recommendations.

Quote from @Guadalupe Batana: Learning about different types of loans is always a smart move, especially as an agent.

What is a Listing agent at simplest?