I would agree.....I would look at Aubrey, Celina, Melissa, Anna, Van Alstyne, Sherman.Maybe Denton, Krum, Sanger, Gainesville, Denison, Wolfe City, Leonard, Blue Ridge and the other cities you mention.Wylie is tough these days I think....when you look at rent vs prices. 

Okay, fair warning, I have some tough love for you here but I think it will help!

I am looking teach myself how to find off market deals and eventually develop a method and script that can be taught to employees as the amount of deals scales. 

Yes, they are large properties and comps will be tough, but  appraisal prices have gone through the roof.Investor properties need a 1004 form (standard appraisal form) and a 1007 and a 216 for comp rent schedule and operating income statement if it's a single family and a form 1025 if it's a multi family so they are more work, but...What's happening is the appraisal management companies have just added a layer of cost onto the regular cost of doing business.

Getting any kind of commercial/portfolio loan will be tough with zero track record so focus on getting a couple properties under your belt first. 

Now, most of these smaller banks may only have 12 employees or so.

@Alex Kernus i agree the mental hurdles are difficult. but having a team you trust really helps. its sometimes tough finding reliable people to go walk properties for you... i've paid a contractor as much as $275 just to go check out a place and get me a quote because exactly what you mentioned, a lot of these contractors have been burned by OOS investors.

The GC has NO control over Government , ( probably union employees too ) .

I would love to hear from other people who have full-time jobs, who used to work full-time, or people who had other tough circumstances and how they were able to find or create the energy that they needed to pursue their REI dreams.

The tough part is finding the folks in forbearance since this isn't public info.