@Oren Kachel  We're getting growth due to increased cross-border trade, some oil money, as well as the general growth that Texas is seeing as a whole.

@Jackson Sincerbeaux if this is a large hedge fund that is publicly traded, then they are working with numerous brokers and wholesalers alike to find and acquire deals.

This is why starting a business with "no money, credit, or business experience/savvy whatsoever" is a (I really really want to use some foul language here) joke. 

I read the California template... it's got no teeth whatsoever.

For added perspective, Philadelphia's true class A neighborhoods trade for more than $250K per door so there's no shot you are buying true Class A or Class B buildings with your budget.

we bought our starter home and kept it then traded up. 

I interviewed a few financial planners with different models and the fee only was the only way they get paid without me spending money (in trades, buying insurance policies, etc.).Talk to @Michael Izbotsky.

The GC license in now way shape or form guarantees that:1) They know about the trades they are hiring for2) They know how to manage, organize, delegate during the job3) That they will be at your house making sure things get done rightI only work now with people who hold GC licenses, they are insured, AND they need to know the trades and actually be working next to the guys in the house. 

It’s a trade-off between saving on interest with the hard money loan and the additional closing costs.

I'm not bold enough to buy real estate at negative leverage - few deals in my area (and I presume, Manhattan), are trading at "Cap Rates" greater than 7%.