If you want to get into the market for the appreciation play and are willing to negatively cash flow a bit you could consider a negative DSCR loan.

Any references or suggestions are appreciated. 

I really couldn't be happier, so as such, I want to give him some money to show my appreciation. 

Would appreciate it.I'm also looking to build a local team to help and work with.

Here are some of the responses I received over a year ago from Zillow:First response:“I appreciate your patience while I investigate the location of these funds.

Household Composition: 77008 shows balanced demand for both family-oriented housing and non-family units, promoting investments in single-family homes and high-quality apartments. 77063 indicates higher demand for rental units and smaller homes, focusing on apartments and affordable housing options.Despite higher entry costs and a lower percentage of renter-occupied units, 77008 appears to offer better prospects for appreciation and lower vacancy rates, making it a more suitable choice for investment.Greater Heights OverviewThe Greater Heights area (77008), often referred to as "The Heights," is renowned for its prime location offering a blend of amenities, top-rated schools, and abundant job opportunities.

We welcome any suggestions or insights you may have Additionally, if anyone has information on the approximate cost of building a duplex and triplex in California, we would greatly appreciate your input.To provide context, neighboring properties in our area offer insights into the local housing market.

Would appreciate any connections/ advice for an out-of-state investor.thanks

Any suggestions or thoughts would be much appreciated.  

I really appreciate the response, especially that last part over-researching an area.