I've been loosely exploring real estate for a while, more recently taking my education and pursuit of it more seriously with a few recent life developments.

My suggestion is find someone who can help you with your financial and business plans - so the process does not take forever, make sure they realistic, set SMART goals (specific, measurable, attainable, realistic and time bound) and then get going and take action the best you can!

The tenants take care of the place as they don't want to loose their free government assistance.

My lender needs more time than I have for a deal and I am not sure what to do. -I have an appraisal done, Hazard Insurance paid, Rehab budget, CMA done 

I know what it's like to loose everything, but I'm still here. 

The Texas Association of Realtors are one misstep away from loosing their charter in court with that instrument and it gets more one-sided each revision.

Do what successful people do and you're bound to be successful, right?

I listen to Brandon Turners podcasts and feel like I am not taking action and I am just eternally studying but I feel like financially I am bound.

Those guys who say theyve studied the housing cycle and can predict it....nope. when you have a million people saying X and Y, somone is bound to be right by sheer luck regardless if their reasoning seems sound.The smartest guys in the world are hedge fund managers and something like 85% of them cant beat the market, and of the ones that do, then end up on the other end in other years.

Agents who want to work with you will start sending you properties that they think loosely match your criteria and ones who don't will stop sending anything.