I posted this in starting out but got no response.

If there's not a HUGE advantage to having the 2 separate units, then stick with the 5/2, renovate it so it's solid, rent it out and call it a day.

What strategies have you found most effective for building a solid buyers list from scratch?

Familiar response from my teenagers growing up. 

Well, you will see my responses in bold that show the facts vs some guy sitting on the internet thinking he/she knows what they are talking about.

If you increase that to 250-300k then you can definitely pick up some solid rentals around Houston. 

Educate yourself on the local market, network with other investors and agents, and always have a solid plan in place before making any investments.

Just remember, wherever you go, it still comes down to making sacrifices, remembering this is a 10 year process not a quick fix, and being solid with your everyday budget and goals and living below your means; boring but effective.

Your tests should show the levels and the types of mold to determine whether there is a danger.Connect with me and I request my Mold response.

there are a few heavy hitters in the MTR space that you should check out on IG and they all have educational offerings - jesse vasquez, amelia mcgee, grace gudenkauf, and sarah weaver. sarah weaver also wrote a book sold on BP called 30 day stay. that's a great place to start!