I seem to have a really hard time find and evaluating property in general.

@Jessica CooperInvesting in Texas real estate presents a lucrative opportunity, but requires careful evaluation of market dynamics, property taxes, and insurance costs.

This thorough investigation helps identify potential red flags and ensures that the sponsor has the resources and expertise to execute the project successfully.Financial AnalysisExamine the sponsor's financial statements, funding sources, and capital structure to evaluate their financial health and stability.

I've read bout people selling a house with lots of equity and 301 exch.

My biggest piece of advice would be to take it slow and learn to evaluate different options and strategies and hear different opinions (you don't have to take them all and use them, see what works for you... there are a lot of them on these forums LOL) as soon as you can.

Or for the more seasoned investors, how do you go about evaluating neighborhoods while out of state?

Before proceeding, I am seeking your expertise to evaluate whether this investment opportunity aligns with sound financial considerations.

If they can present quality information describing why they need the capital, what the current state of the asset is, how this capital will be used to solidify the asset - then at least I can evaluate the capital call and make a decision to participate or not. 

My question is, how do you guys typically evaluate real estate agent performance?

I agree, DSCR is the best option because it is flexible, but you can always work with someone who can evaluate your situation to find the best option FOR YOU.