On the other hand, insurance and mortgage interest are very high...interest is 50% of rental income.Mike, I just took a look, in case there is a typo from my CPA, not sure but if it were, instead of 23,000 its suppose to be 13,000, will I owe more in taxes, as I will owe 10 k for the year already, I have a W-2 job.  

For someone who is going to be a hands own operator and rely on real estate as their full time employment in lieu of a W2 job, or foresees that transition at some point,  buying the entry level low barrier assets can serve a useful function.

Understanding how to uncover the potential opportunities by solving the seller/owners problem then engineering them to profit takes time & skill. 

I would start by paying the second GC to write up a short statement explaining their expertise, what they found when they were awarded the job, what they did to fix the existing work, and attach a copy of their invoice.

There's so many catalysts for population and job growth (Intel, Honda, Amazon, Nationwide Hospital, etc).

Listings created by the owners who self-manage are likely to be less formulaic.With regards to opportunities specific to Houston, consider local for sale Facebook groups and classified ads from the local newspapers and websites (perhaps the Houston Chronicle and the Houston Press have relevant listings).

I have lived here all my life so I know the area inside and out, trying to figure out the best opportunities to capture for this.

It could be a gift from family, or money that you have saved.I would suggest getting a part time job now, then transitioning to full time once you're done with school so you have work history to qualify for a loan. 

I would love to connect and discuss and potential opportunities.

Such great opportunities!