Specifically, I would love recommendations on the best NMLS-approved pre-licensing courses for Texas, as well as insights into mentorship programs or mortgage companies that actively train and hire new MLOs.

I have 7 MTR and my income is 1.7x my long-term rates ($1200 vs $2000), but that is very specific to my properties, my location, my business model, etc. 

.: Quote from @Basit Siddiqi: I think it lies in that a lot of service providers in the real estate space are incentivized(money wise) to promote thier business.Real Estate agents are a small business, the more clients they have, the more money they make.Property managers are a small business, the more clients they have, the more money they make.Lenders, correct me if im wrong, are tied to some sort of bonus structure, the more loans they generate, the more money they make.More promotion leads to more awareness which leads to more money With all do respect I think REA's are commissioned sales people.

What could possibly go wrong lol!

Growing Your Business & Standing OutDifferentiate Through Specialization – The best way to stand out is to be the expert in a specific niche—whether that’s value-add multifamily in a certain region, small-bay industrial, or mixed-use retail redevelopment.

Specifically I could add a French door to a room to make it a bedroom.

This just seems like it puts me in a potential bad situation if something goes wrong during the process.  

I would focus specifically on markets that are landlord-friendly.

We have a somewhat specific wishlist for lending requirements and terms that I will highlight below.

And if you’re targeting specific regions, what makes those areas attractive for your strategy?