But my experience over the last 10 years of building new homes is that NOTHING comes down might stay the same but will rise almost annually Like Cement always goes up in Jan. 

The other is Rick H (https://www.biggerpockets.com/users/rtpg1) he's also commented on quite a few title issue/ AP/messy deal threads over the years and has quite a bit of experience. 

Your decades of experience have made you jaded. 

Is anyone investing in texas (in long-term rentals) that knows about this and has experience with this?

I’m also looking for mentorship, partnerships, and apprenticeship opportunities to sharpen my skills and learn from those who’ve been there before.If you’re an investor, agent, lender, or property manager in Milwaukee (or have experience with multi-family and house hacking), I’d love to connect!

Curious what experience others have had done.3.

Consider starting small, like with a duplex, to get experience.

There's a lot of pitfalls there that you're probably not going to be aware of without experience. 

There is so substitute for experience.

I am an seasoned real estate agent and affordable housing compliance manager in NYC with some experience in the Hudson Valley Area.