Sounds like a bit too much for someone just starting especially if we taking into consideration that your plans require major changes and you dont have your established contractors in place. .... 

Having listened to 200 plus of their podcasts his advice doesn’t seem to change that much

Regarding brokers being investors themselves, this may or may not be true but it shouldn't deter you or change your approach. 

With interest rates rising it seems like a good time to look into this option.Does a deed actually change hands when purchasing this way?

(Pardon me while I cough).Although I personally do not agree with that thinking, as brokers, we have a fiduciary responsibility to follow their instruction (as long as they are legal) so we had to change policy across the board.

@Kenneth Williams the Bexar county tax auction meetup is the first Tuesday after the tax auction at madhatters and the other one is also the first Tuesday of the month in the evening and the location changes but usually somewhere downtown.

They don't do shortcutsThey do what it takes, whatever it takes.Trust me, the second you change that mindset, you need to go back and read your BP post again and you will say "wow, I have grown a lot mentally".

I'm not imagining a drastic floorplan change.

hello guys I'm new to bigger pockets and pretty new to real estate investing I did a couple of flips back in 07 and 08 that worked out well but since the crash I have not done anything since, I'm looking to get into buying to flip and buying to rent out, I guess things have changed since then,  I have very little money like $4000.00 any suggests on where to start would be greatly appreciated for this 60 year old young man who really wants to get into the real estate business. thanks guys

I hope that you have changed the locks and secured your property to prevent anyone else with a key to return.