I am contacted by investors all the time and even tried working with one however, as an agent doing the ground work and sharing "good deals", I am not sure how to approach working with an investor especially if I have a specific property to present them without risking getting cut out of the deal. 

@Victor Eng, @Douglas Snook great job laying all that groundwork.

I also wouldn't invest with someone who had to borrow the money to do the groundwork on a syndication deal (i.e. a brand new person with no money of their own.

In short, given you live there it's easy for you to do some ground work yourself that you can combine with online demographic data.

I personally won't buy anything without meeting people face to face and doing a bunch of research but the idea with the Turnkey is to establish a relationship and let them handle all the ground work.

If you are open to travel to these locations and do some ground work before renting, you may be able to get started way under 115K.Or you could possibly get a good rental property in and around Dallas.  

After some ground work, reach out to the folks who seem to know what they're talking about.  

They were simply outsourcing the actual on the ground work to existing companies in the market.

Sounds like you need a partner to do the ground work and you handle the financing.

I do have some capital to invest and since I'm not working a w2 job and I don't own a property I have the time to rehab, manage crews, do showings or viewings, go to appraisals or inspections title etc or even occupy an fha obtained multi and house hack while whomever I partner with would be investing from the outside, doing less boots on the ground work.