The alternative is to use "friends and family" money which can be much cheaper but don´t mess it up or Thanksgiving will be painful for years!

@Doug Elkerman any of the many sites that sell leads are a huge pain for realtors in my opinion, and unfortunately many of the free avenues don't produce much unless they involve face to face contact of some sort. 

Immediately "steal" that 50% and put it away into accounts and figure out how to survive on whats left and feel the pain, let the pain motivate you to watch less tv and get a 2nd job, increase earnings.

I don’t think we’ve seen the full pain play out from the small biz community, but Austin should hold up better than most.

It is a flat roof, and I know enough to have heard that they're a pain.

I know dealing with the city can be a pain at times, but did you ever appoach them as a partner, as source for rehabs and flips?

I feel your pain.

I feel your pain too.

EStart with the current filings and stay current, then start working your way backwards, This will also educate you about timelines and other happenings in the world of probate.i have had deals result 5 years after probate because of heirs fighting it out, or heirs that decided to keep a property found out landlording wasn't what they expected, or co-owning was a pain, or they don't need to own property to remember mom, and decided getting some money to blow was much better.

That $20/hr. does not include cost of doing business, ie. phone, marketing, administrative, gas in the car, professional fees, Realtor association dues, etc. that will make that $20/hr become $10/hr!