If I invested 100K today, they are currently providing anywhere from 60 to 72% passive tax deductions due to cost segregation, depreciation, etc. 

We provide actionable information, not MLS data sheets.I’ve experimented with increasing the scope of our software.

If it is someone you know you can give them a straight return as if its a loan - can provide a lower interest rate to provide upside - it really depends on the lender and what are they concerned with and what is their risk profile. 

Happy to provide more details.

Most landlords don’t go looking for a property manager until they’re dealing with an issue—tenant headaches, late rent, maintenance problems—so your marketing should focus on providing solutions, not just listing your services.Marketing Strategy: Combined or Separate?

but they don't provide current rent, value, what they have capital wise, etc. 

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

Happy to connect and provide you with a list of the local meet ups. my cell and email are below! 

Denton County offers opportunities in suburban and college town markets, while Grayson County provides affordable entry points with cash-flow potential.

Their pro formas felt optimistic with providing 6% annual appreciation and property management that is only about 6% of rent so I take it with a grain of salt (they offer their own property management services but it has terrible reviews on Yelp so I would probably go with someone else).