looking for suggestions into various avenues that can be explored pertaining too creative financing options on my first two properties, besides the obvious ( fam/friends borrowing , normal banking institutions) suggestions, info, strategies etc to point me in a direction, the leg work researching or exploring ... im fully prepared too do. id like too obtain both residential properties at the same time. location areas are 75068 ( Frisco , Little elm, The Colony areas) thanks ahead

I have the means to obtain the property, however, I will not have any money left over to cover the actual repairs.

I recently obtained my PE (Professional Engineering) license and I was wondering if there are any PE's out there who were able to leverage their license for real estate investing.I would love to hear any thoughts on this.

Your W-2 income is going to be a huge asset and make it way easier to qualify for loans whenever you get ready to pull the trigger. 

Since you say you are "really scared of debt" make sure you only use the debt to buy assets that can be sold to pay off the debt.

I haven’t read the last FARBAR version in detail, but in prior versions:  if the buyer doesn’t obtain financing approval by the date set in the contract, usually 30-45 days, then Either party may cancel the contract, in writing.....no automatic loss of EM.

As @Hai Loc wrote, there are several "big box commercial brokerages" which publish average cap rates, per assets class, per city.

@Sam Jiang I have an LLC to protect my personal assets.

There are also specific organizations for different asset classes such as multifamily, retail ,industrial etc. 

You may not personally benefit such as by drawing income from the rental personally, nor may you inject value into the IRA through the provision of goods or services such as performing work on the property.Basically, you get to be a fund manager and deploy your retirement savings into an asset class you know and understand with these vehicles.