I think a great way to begin is to start learning everything you can and to start with cash or access to cash and then gain experience and credibility.  

long time bigger pocket podcast listener looking for boom recommendations. im going to pitch to some investors in a couple months on acquiring a large apartment complex. looking for a book that will teach me how to find and analyze aparrments and how to show in real numbers the roi, cap rate, cash on cash etc and be abke to prove how they will make more money than they do in stocks. also want ro be able to analyze different complexes for deals. thanks in advance.

I didn't have a good down payment, but I do have good credit & a higher personal income, so I was able to acquire a large enough personal (signature) loan to buy with "cash."

For me, the cost of being an agent is mostly in the costs to get MLS access and pay the local Realtor association, not with the brokerage.

My understanding of the question was that the poster wanted to know which was a better long-term option assuming (A) they did not have access to sponsors and (B) were investing from their direct investment account. 

The answer depends on the size, scope and nature of the properties you are looking to acquire.

PM me off list with an email address and I can send you a Document that Texas Association Of REALTORS (TAR) suggest for members to use with landlords having questions about granting access to Assistance Animals. 

Depending on the amount of your profit and the size of the down payment you could simply do the 1031 on the cash you received and take the note as boot.In the right circumstances if you've got access to cash doing a 1031 combined with owner financing can be a great way to multiply your cash flow while deferring a lot of tax.

Biggest attraction for the house itself would be a more family atmosphere, big yard, and close to river access. 

Yes, Texas is a non disclosure state but realtors have access to this data so you can ask them. 2.