Most of the small firms are family oriented and no desire to bing in someone.  

Of course, there are small things that can make the property much more desirable to potential buyers without spending a fortune.

Or, a triplex, in a much less desirable area, but with a cash flow of nearly $550 per month (50% rule). 

I definitely understand the desire to be free from stuff.

Begin with the flaming desire to be of service to this homeowner.

Once I got my license and had living reserves, I quit my job and went out on my own. 7.) learned the market I was in by learning about the rental market and was able to determine what was desirable and what wasn't 8.)

This is not to say that the zip codes you mentioned don't have demand for lots.  78207 is seeing more infill development than the other two zip codes, and 78228 is becoming more and more desirable, especially if they are larger lots.  

I desire to spend a lot of time with him and a regular 9-5 job gets in the way of that.

But I'm clueless on materials, paint colors, most desireable flooring. 

I desire to know the proper steps to begin my journey in real estate investing with the least hardships any suggestions?