We are wanting to get into something 10-20% below market value + make some improvements (A la Brandon Turner's advice in his latest book).

Regarding the last line of your second-latest paragraph: Which all the work would agent/agency do?

I am looking for the guys who live and breathe this business with ACTUAL notches on their belts, rather than just completing the latest and greatest seminar (no offense, as I am a rookie too) to evaluate my proposed real estate strategy I'd like to begin implementing this week.

I've been tied up in my latest of projects hoping to pull the trigger.  

I used credit cards for my latest rehab but I knew I would be able to get the mortgage.

Latest Plan:I was thinking about buying one property through Rent to Retire (I've already spoken to them) and using their turnkey services and buying 1 property through rootstock or even on my own and sourcing my own PM.

The state gained 294,100 nonagricultural jobs from March 2017 to March 2018, an annual growth rate of 2.4 percent, higher than the nation’s employment growth rate of 1.5 percent.According to the Real Estate Center's latest Monthly Review of the Texas Economy, the nongovernment sector added 289,100 jobs, an annual growth rate of 2.8 percent, also higher than the nation’s employment growth rate of 1.8 percent in the private sector.Texas’ seasonally adjusted unemployment rate in March 2018 was 4 percent, lower than the 4.6 percent rate in March 2017.

TML, in NC the latest official 2-T Contract does not really have a financing contingency that protects your EMD...

Waiving late fees and being lenient on late rent is not extended to tenants that violate the rental agreement.Please remove the extra pets and occupants or move out by Sunday June 17th at the very latest.

My latest (and current favorite) solution is #3.