So, with the GOE and the capital that I had saved of my own from hustles I've done to controlling my budget and being frugal, I still did not have enough for a down payment I felt was adequate to give me a mortgage I was comfortable with monthly.

I know people start without getting their license first but I feel much more comfortable taking this route.

I feel more comfortable with the Dallas market as cash flow is better and solid appreciation with stable diversified market.

Just compare your numbers and do what you are comfortable with, but it is doable. 

I used a local realtor and learned that most realtors are not comfortable offering below market value.

I am good at analyzing numbers/propertiesI am good at excel and can record informationI am good at communication and I am comfortable speaking with seller agents/vendors

Our main problem right now is that if we don’t plan to move into the property then every lendor I have spoken to considers it a commercial loan which makes the down payment 25% or 20% at best, which would wipe out more of our savings than we are comfortable with.

we made it comfortable. 

Also, to find a single family with an ideal layout that allows for room sharing in a comfortable manner will be even more challenging in my experience.

PM me if you aren’t comfortable responding publicly.