The issue is that a majority of the MLOs that approach us ask us what we can do for them, not how they can help us.

I have "one on one" students in Atlanta, doing very well, but if price is an issue, I'm not your guy.

There is opportunity but also a lot of issues and risks.

I also hire a plumber when I have an issue at my house, I hire an attorney to draft documents for me and I hire a CPA to do my taxes. 

I agree, you likely need to start by firing the PM and then address the rental property specific issues.

Real estate will get you there, but it's likely going to take 5-10+ years of real sacrifice and accumulation of good assets.

Some of the orgs have silly, or poorly thought out internal processes that lead to issues like this.Not a good sign, as several have mentioned.Recommend getting to the bottom of it or replacing them.

@Tim V.Recently I had the same issue but the 1st inspector was helping me but after he was relocated it the next inspector was a pain in the xxx... at the end the called a few more items making me to spend an extra 6k.

What was done without permits, what was done haphazardly, what is behind walls or unseen that can cause you issues later. 

If you start buying at that 200k level then you are talking the life cycle costing 45k+.I looked into the major markets in Texas: Houston, SA, Dallas/Ft WorthHere is the issue there, as I have talked to many agents and contractors in those markets.