I'd encourage you to read through The Ultimate Beginner's Guide on here and to pick a strategy and learn what you need for the first step and then do that step as opposed to trying to learn everything you need to know at once - that can get overwhelming and distracting.

Is the commercial property is somewhat distressed possibly the seller will carry back a portion of the sale (seller finance) which should reduce the down payment needed3) encourage your clients to research syndication and capital raising techniques. this is the most difficult as it requires following SEC rules and starting a thought leadership platform but is a great way to take down properties without your own money

If so, how do they compare to unfurnished properties.In this market, I'd recommend saving on upfront costs especially if the local market does not strongly encourage/demand furnished properties.Furnished or unfurnished, if it is priced well, it will sell. 

@Andrew Basom Encourage them to start with plans and bids for the Delaware house reno then when the reality cost of that reno is in front of them let them decide what to do.

I also strongly encourage title insurance for quitclaim scenarios.

So the debt from the first property will actually hurt your Debt to Income (DTI) when trying to buy your second until you're able to document via tax returns that the income from the first rental exceeds the debt.I would encourage you to find a lender in TX who can help explain all of this to you so that you can plan accordingly.

If at all possible I'd encourage you to keep what could be a decent rental for passive income. 

@John Warren thanks for the encouragement!

Stay encouraged and keep looking at all options.  

It is encouraging me to pick up my big girl pants and keep moving forward.