Our letter specifically stated no appraisal necessary.

Savvy buyer's agents look at stats like sold price to list price ratio trends and watch specific properties to see what they sold for compared to what they were listed for to really understand the market and make offers accordingly.

They are more like an investment club / provide coaching (I am guessing for a fee) but I as a sponsor was told we don’t get any fee or have to provide any kickbackSomeone I know who is a member noted they do not act as investment advisors or provide investment advice nor are paid based on specific investments but I am sure someone can Confirm this I wonder how they get paid then.. ???

Consult with a qualified tax advisor who understands these limitations and can help develop a comprehensive strategy aligned with your specific situation.Remember: The best tax planning looks beyond immediate deductions to your complete financial picture.

Any tips on what to screen for specifically?

Texas does have specific rules regarding home equity loans and cash-out refinancing (often referred to as "Texas Equity Section 50(a)(6)"), but these don’t prohibit homeowners from using funds for investment properties.

I do have a third goal, but too much will happen by the time my second goal materializes that my third goal will likely change drastically.Also, I tend to find myself wanting to ask market-specific questions to agents/lenders/investors/contractors/etc. a lot.

Other times (situation specific) I NEED full service of a TOP PRO and pay the full boat.Your complaint seems to be that Realtor MAY be "overpaid", according to YOUR personal opinion, which seems to be based on a perceived HOURLY RATE.  

To clarify, I didn’t invest in a “fund,” but rather purchased a note for a specific fix-and-flip project.

Analyze Rental Income PotentialRun the numbers for your specific property.