There is no 'title seasoning".Great way to use your own money as the bank and keep the ball rolling...If you have any questions in detail feel free to reach out I am always happy to talk REI.

Where precisely is work?

The drafter will tell you what the expected timeline for design will be, timing for permits with city, what the lot and zoning allow you to do… etc The contractor : has to be someone that knows how to do the work (experience), is not too expensive so that the investment makes sense at the end, but is also not unrealistically cheap, to the point that they won't finish the project or they will simply run off with your money… Assuming you have an honest and experienced well priced contractor, then they will give you an understanding of costs for the entire project (a ball park bc you won't know 100% until you get RTI permits from the city (approval)). 

I really think the ball was dropped on the prospecting and operations side of the business on my end.

Then they start trusting me lol.The ones asking you to reduce your commission and low ball, cut them and move on.

I would like to invest in real estate by doing something similar to a live in flip just to get the ball rolling with my real estate investing.

To precisely assess each property's cash flow potential, a comprehensive financial analysis and due diligence process are necessary.In order to invest in Dallas, one should carry out extensive market research, establish connections with local investors, property managers, and real estate specialists; moreover, one should investigate financing alternatives, investigate possible investment properties, and give careful thought to property management.

Spit balling here.Could you setup an interest only payment for the first year? 

None of us have a crystal ball.

This is precisely what's fueling the saturation issue.You're not alone in this.