We backed out of that deal because there was a freeze that hit Texas market, and that freeze caused a bunch of plumbing issues.

I've considered areas close to the Falls, but sellers seem to price it a lot higher assuming the buyer can make it up renting it short term. 

They do seem possibly open to seller financing the difference of $172K.

Some types of Creative Financing include: Seller/Owner Financing, Land Contract, Wrap, Assumption, Subto, Lease Option, Contract for Deed.

You magically get the seller to cover every single closing cost (A $12k gift, or a trick to get you to buy their problem.).

If you have any tips, resources, or advice for someone just starting out, I’d greatly appreciate your insights.Some specific things I’m working on right now:Building a strong buyers list.Identifying motivated sellers and honing my outreach.Learning the ins and outs of structuring win-win deals.I’m open to partnering, collaborating, or just grabbing coffee to exchange ideas.

Avoid sponsors that are using seller-financing and/or recapping someone else's deal and letting that group stay on title.  

But the real key is to find motivated sellers.

Also Seller hasn’t paid property taxes in 2 years which is a sign the property is in distress.

Purchase price: $565,000 Cash invested: $200,000 Current Price: $599K (originally $649K, 67 days on market).