I am currently in NJ but focusing on Texas. 

Have some initial conversations to see who’s responsive, knowledgeable, and investor-friendly.Once you find a good fit, you can focus on building a strong relationship with that one realtor.

Thinking that you can focus on the equity as an offset is even less logical, and worse math. 

Focus on driving for dollars during free time, and set up automated mail campaigns to keep leads flowing.

Sorry, have not been on in a while - I did not attend the event and currently have decided not to pursue RAL and focus on our single family and multifamily properties.

Save the low rate: Keep your current loan and focus on building savings for the next down payment through budgeting or a side hustle.2.

While property taxes are higher, the long-term upside is strong for investors looking to build equity while maintaining a solid rental base.If your focus is slow and steady wealth-building, Memphis, Little Rock, and Oklahoma provide great value and predictability.

Focus on wholesaling the leads I get from my campaign (while refining my underwriting and acquisition skills) to stack up cash, then begin acquiring rental property.2.

In-person interactions are great for building trust with potential investors.Real Estate Platforms:BiggerPockets: A robust platform for connecting with private lenders and investors.Fund That Flip, PeerStreet, Groundfloor: Online platforms connecting investors with real estate projects.Social Media Groups: Facebook and LinkedIn groups dedicated to real estate investing often have private investors or lenders looking to connect.Personal Network: Often overlooked, but friends, family, and colleagues may know individuals interested in investing.Private Money Brokers: If you're working on wholesaling deals, you may find brokers who have established relationships with private money lenders.Real Estate Agents: Some agents have connections with private investors, especially those focused on investment properties.For your 50% LTV, it's good to approach investors who may be interested in lower-risk, high-equity deals.

So, your focus may need to pivot from high rental cash flow to little to no cash flow as a rental with an appreciation upside.I would recommend taking your $150K to $200K and securing a solid equity position in something that will cover its expenses and maybe provide a small cash flow, but then is poised to appreciate nicely over the course of the next several years.