Recognizing that home appreciation is crazy high right now, rates will likely go up in the future due to inflation, I expect the apprecation to slow down in the next year or so (just my hunch). 

I love to be in the game like a bunch of gambling junkies at a crap table, but I learned to wait for the sure thing like an alligator lays still for several days waiting for a catch.

Look for events put on by the names you recognize from online searches or podcasts and find out what you can about the events. 

Otherwise its gambling. 

I have recently found another good paying job but I need to be with that job for awhile for the bank to recognize longevity.

Note they know their limits and I recognize jobs that warrant licensed work.  

Hard money lender called L3Funding. There website is  https://l3funding.com/

I inherited the tenant living in the ADU and part their rent included all of the utilities plus Internet because the ADU does not have its own address and the cable company does not recognize the main house and ADU as a separate address. 

The TAR(Texas *** of Realtors) forms are the most recognized and are thorough. 

Generally speaking there are 2 main types of loans for investors: “Conventional” and “Portfolio”Conventional - I'll define these as loans that come from Fannie Mae and Freddie Mac (if you recognize those names).