So she failed, has no documentation and may as well be making numbers up.

While I finish school I want to work, at some level, for a brokerage and continue to build the savings and connections needed to start investing in my own properties / making a career in real estate.

My parents live in the Katy neighborhood.It is very safe and from what I understand, has a good school system.A lot of the homes are 'newer builds' since it is still a relatively new neighborhood.You are also in downtown houston in about 30 minutes during non-rush hour times using the I-10 highway.I don't think you can get the 1% rule anymore in the area but close to it.Since the homes are newerish, hopefully the property won't have too much renovation / repair costs.Best of luck

With a focus on quality properties and favorable terms, I aim to build a strong portfolio and maximize returns in this thriving market.

If it is then spend the time getting the RIGHT education, building capital reserves, making contacts, and arranging financing options.  

I did reach out to one private individual that had a building listed in my area that was of interest, and although priced right at retail the numbers that were provided were so "high level" and lacking any detail that I didnt pursue it any further.

you have to look at your building code and talk to GCs who have done it.

My goal is accumulate properties while I’m still living at home, to eventually be able to fund building my own house with the cash flow from the properties.

If you want to change brokers, you have to provide a letter documenting that you are changing your "Broker of Record". 

Derek,Just pay a realtor to run the comps for you and build a relationship with the realtor and show the realtor you will use the them to close the deals and then the realtor will know you are for real and then the realtor will be happy to run comps for free.Joe Gore