Would love to connect with anyone that has a lot of experience with how to navigate these foundation issues and how you succesfully invest in DFW real estate depsite this issue Some people are not phased by the foundation issues, others are. 

House hacking a duplex, even with negative cash flow upfront, is a great way to build equity while learning hands-on.

With the hold periods on BRRRRs nowadays, your margins will get crushed with hard money interest payments/points/fees. 

Required good credit, adequate reserves, full doc commercial loan with a personal guarantee.  

I'm with @Huong Luu but would add join a local REIA and find some PMLs they are always hanging out at meetings.

This is a great place to learn and to connect with people so take advantage of all the great resources.

How did you establish trust with your investors when you were starting out?

i'd start with realtor, lender and PM. 

No distress, no repairs needed—just a seller with a problem that couldn’t be solved through the traditional listing process.

Don't be afraid to ask them why they don't want to apply.When I'm having pricing discussions with owners I work with, I always remind them: a month of vacancy costs your bottom line more than a unit filled with a rent reduction.