If you get a little further out from LSU, you can probably buy in the mid $200k range and cut $200-$300/month out of that.

For the 10 year period spanning October 2014-2024, single-family prices in Austin nearly doubled, yielding an annualized appreciation rate of ~9% in that period.With inflation nearing its 2% target and signs of a slowing labor market, The Federal Reserve recently made its second cut to the federal funds rate since the start of the COVID pandemic.

Let the wholesaler spend the money finding the motivated buyer then swoop in and cut them out..

Do that for a year or two and then help that owner buy another and you take a cut in the deal maybe in exchange for management. 

Wholesalers typically do not carry Errors and Omissions (E/O) insurance, so even if the court rules in your favor, they might not have the financial means to compensate you.Furthermore, ensure that a reputable title company handles the transaction, as some companies may cut corners.

Unfortunately, Texas has a law prohibiting HELOCs on rental properties and I believe they also have a 70-75% max total loans allowed on the property which cuts into the equity I've built and would only allow for me to access 30K which would make it less appealing to go through the process for only 30K.

At a 500-700k budget, I'd look at a 2-4 unit property in places like East Nashville, Colorado Springs, Raleigh-Durham, Richmond, VA, maybe Salt Lake City (though that budget might not cut it there).

I’ve also challenged them to listen to BP podcast as well, and explained that it’s up to them to educate themselves and fuel their minds - but I also know where my thought process was like at 20yrs of age.

You can go over cost vs time all you want but at the end of the day, for me anyways... doing the stamp licking, printing cutting etc... just sucked big time and I'd be a very happy man if I never did it again. 

I hope everyone is having a good day.Best regards, Briant R.Be cautious with wholesaling in real estate, as many wholesalers engage in unethical practices and cut corners.