We have created work instructions for every step of the process so we can maintain consistency in how we evaluate properties, communicate with tenants, market our properties, handle rent increases, manage property turnover, etc.....

They had listed it for $40k more in 8/24 and dropped consistently until 12/24, when I made my offer.

Good to hear there’s consistency over time.

A cash-out refinance or home equity line of credit (HELOC) can be powerful tools to keep your momentum going.Focus on Stability:Look for investments in areas with strong job markets, population growth, and consistent rental demand.

I realize I am not cut out for the entire REI process of consistently finding multiple properties for particular exit strategies. 

I plan to be here often but have been listening to the bigger pockets podcast for the last year now, and have consistently been saving to make my first investment this year.

If this is not something you're interested in delving into and learning to a high degree, then investing in publicly traded REITs would be another good option for you, which have historically returned about 13.5 per cent Per year over the past 50 years (1977-present), beating the US stock market by two per cent and even beating private real estate investing by 4 per cent (that's compared with the average real estate investor, not the experts here at Bigger Pockets).

Quote from @Julia Lyrberg: Hi Audrey,I’m not sure where that information came from, but as a lender, we consistently help out-of-state investors purchase and refinance properties in Texas.

I really like LLCs compared to corporations because of the free stepped up basis for passing property to my children. 

Keep it simple, stay consistent, and success will follow.