Same for multi- 65% leverage is pretty common right now, but I even see some pitched at 50-55% leverage.I will say almost everyone lies on the syndication presentations, or they make it look really good. 

The appeal of this deal lies in its low entry barrier and high potential return, made possible by your hands-on approach in sourcing and negotiating directly in the market.Financing the deal through both personal investment and banks offers a balanced leverage, while your approach to seeing potential in underappreciated properties maximizes value.

There are so many options out there that bring technology to properties that residents would rather interact with, like texting, etc.

Then I brainstorm options in a people/process/technology framework. 

However, the key to getting to 10 rentals lies in strategy.

Of course, if it later turns out the grantor/borrower lied and was married and the property was the homestead, the title insurer has a problem, unless the DOT was for the purchase of the property. 

The HOA might encourage swift action, but the authority usually lies with the city.PS: Texas counties have more power over land use regulations than cities in some cases, which can influence how properties in rural areas are managed after a disaste

I would strongly recommend keeping your current job at first and no matter what anyone say regarding you needed to be full time in real estate to be an agent I will let you know its an absolute lie. 

However, both mobility and technology and the ability of more people to work where they do not live, has grown this niche, as @Dennis Smith has argued.

I hate when my PM sends somebody out to fix a toilet that needs a $0.75 gasket and they lie to you and charge you for a new toilet for $400.