Wait about 3-6 mo. or until I think I've established a relationship with my tenants to say that they're "stable."

We don't have a lot to put down (maybe 20k tops going on current funds)It is a good deal, but not a crazy below/off market deal, so not sure investors would want to jump in and fund.

That can be a lot to sort through.

I'm currently in the processes of establishing my credit to get a loan from my mortgage lender for my first investment property and have verbal agreements (nothing set in stone) for a hard money lender for repairs. 

It really seems that most properties are being bought at "investor" prices, meaning established ARVs are not in place. 

Once you show them that it costs (and costs a lot) to be flexible, you will find that they can figure out ways to buy a house that doesn't leave you holding the bag.

When you stop putting in the effort the income will start to drop.Or play the lotto, that GAME might be more what you are looking for.   

Conservatorships are established for persons not capable of making namely fully-informed decisions concerning either estate, personal welfare or both.

I know it takes time to formulate well thought out replies and everyone gave me a lot to think about.

It was maybe worth low 30s as-isI recently asked the Zillow rep on here how they established values in Texas and he never answered