Obviously this may vary if you live in a larger city or have different things on your return and based on your preparer.

I would choose an investment focused broker who is Proficient in cost / cash flow analysis models based off of your figures and can provide with a lot of different options.

You can do it as a cashout refinance fix and flip loan based off the ARV or even a 2nd mortgage upto 85% of the current as is value .

I can listen to books and educate myself on whatever I want while at the gym, in the car, etc.I currently have 200+ books in my library and if you'd like any recommendations on a particular area of study, send me a message and I'd be happy to provide you with some.A couple I'd recommend to you based on your post are..Buy, Rehab, Rent, Refinance, Repeat - The BRRRR Rental Property Investment Strategy Made SimpleFLIP - How to Find, Fix, and Sell Houses for ProfitThe Book on Flipping Houses How to Buy, Rehab, and Resell Residential PropertiesThis book is not currently available on Audible but a must readThe Book on Estimating Rehab Costs - J ScottBigger Pockets has become one of my best resources.

@Jason LeggettSubject to is you take over payments on the mortgage and make those payments and then you also pay the seller based on loan terms as wellMore to it but that’s it in a nutshell.

It's a very small base compared to others and I don't think it's really a large enough strategy.

Some of the surrounding neighbors do not maintain their properties as well, but great investors recognize a good deal and have vision of where the market is heading based on location and market growth year over year.

Based on your reading and studying what are some of your ideas of what you should do next?  

Based on your criteria, I would do the following:Buy a fixer in a great and/or up and coming school district. 

I am based in Pearland, reach out if I can help in any way.