There is also a constant pool of young educated talent with UT, ACC, TSU, A&M, Houston and Dallas are 3 hours away.  

I came across this site not too long ago and am much more educated for it.

Yes, as I recall Blackstone or Blackrock had lending program that would allow note investors to leverage their NPLs at up to 50% of UPB.

We have money saved up and great credit to leverage it and from researching on BP, multifamily and commercial may be our best option.  

It sounds like you need education prior to investing.

Therefore I've decided to focus my early investments (and education) on larger projects as an LP.

Go here for Texas Education Agency Ratings of School Districts & Campuses. https://tea.texas.gov/2017accountability.aspx Even with these ratings an In'The-Know REALTOR can provide valuable insight.

It really looks like that is the case, but having dealt with a lot of a tenants, it is possible to believe that this person may have a very low IQ and almost no education about their situation regarding ownership/tenancy. 

@Sam Shueh yes if i plan to go that far (Sacramento/Monterey) from Silicon valley, i would need property managers; no much (local) leverage. 

Also if theres any tips you have for a amateur wholesaler feel free to share them because I am looking to be educated in this fascinating business.