Know where to draw the line so an unscrupulous investor doesn't abuse you and then share nothing in return. 

I have an idea of an initial investment and returns I would like to hit, but would love to speak with those of actual experience to see if my numbers are realistic.

This gives less risk and quicker returns, and more sure net in your pocket. 

The price of the investment and the return on capital is AMAZING!!!

Nobody wants to have to track down subs and contractors who don't return calls from the title company. 

Additionally, I would suggest you run some financial calculations such as cash on cash return as well as any appreciation from the asset if/when you sell.

We find that they're easily 50% above LTR here in the Austin area.

so, what happens when you go to get a full a doc loan and have to provide tax returns?  

I’m not sure where you’re from or how long you’ve lived in Texas but I highly recommend moving out of state and out of your comfort zone while you’re young enough to easily be able to do so.

And because you can put so much less money down, your Cash on Cash Return is even higher.