This is more of an issue on older homes and/or high end homes, but appraisals are more art than science, which we have to constantly explain to our clients. 

@Romney Salanoa one of the things can certainly get you a head start is learning how to value properties as an agent, learning and knowing how to comp properties is as mathematical as it is an art form, sounds like you're already doing some of that but becoming proficient at it should give a leg up and free you up to deal with more important issues later on down the road.

I'll be framing the house plans as expensive art on my wall in the meantime ;)

Coffee shops where coffee is called something other than coffeeTrader Joe'sWhole FoodsLots of cycling and/or bike lanesBig/obnoxious glasses (non-prescription in many cases)Wine and tea shops or barsiPhones and thrift clothesFacial hair (even if it's splotchy...maybe preferable)Slightly pornographic art

South Dallas around Bishop Arts.   

Without a realtor's license certain fees can be avoided, but you incur a lot of personal liability. https://www.trec.texas.gov/art...

This is all about giving other people money to do the work and whether there's a return of capital.Last, to qualify, I'm also excluding any investments in non-real estate related opportunities, like oil & gas, legal, art, businesses etc.

@Daniel Fridrij I would suggest learning the art of finding your own deals.

@Kandice MancielWell that is an art within itself.It all starts with getting out there and talking to people.

3 bedrooms tend to attract families that tend to stay longer. 2 bedrooms will have less tenants inhabiting them and therefor maybe less wear and tear (but maybe more if it attracts a couple younger guys.)In my experience couples like to have one empty bedroom for office/arts,crafts/visitors/whatever.