I'd like to establish it but not sure if I need an attorney to do that since we only have three owners.

I’m open to any advice as I said I’m just getting my feet wet and ready to learn the game as much as I can.

Unfortunately, you're playing his game by continuing the conversation.This happens to me at least once a year.

Perhaps I need to up my Google game!

She looks at things from an investor's perspective, and helped me purchase the duplex that I live in. https://www.realtyaustin.com/agents/Jen-Berbas.phpSince purchase prices and property taxes are pretty high, SFRs in Austin are definitely an appreciation game, not cash flow (assuming the standard 25% down). 

With your schedule it would be beneficial to find a way to invest passively or semi-passively by either lending to an investor who is doing things in your market, or through an established online platform or fund that you invest in completely passively.

I completely agree with you that 'gambling', or what I prefer to see as calculated risk taking, is certainly part of the game.

I always call the broker, just to establish the relationship and let them know my buying criteria and stay in contact.

If they come here, then it's game on. 

They also can run a CMA (Comparative Market Analysis) to help you establish a good offer price as compared to the asking price.