Ken,Thanks for a long post and I never bought any books and want start now, and I think Lonnie is snake-oil salesmen.

You should contact your state and get straight answers and not rely on a snake oil saleman.Joe Gore

My home is kind of a lemon..

Of course there is an oil boom there.  

I know you're taught to generally buy based on in place rents, but real solid market knowledge can make you comfortable with deviating from that rule in certain situations.I would underwrite your deals with 1 month vacancy, $700-1000 per unit in repairs and capex, 10% management, and accurate taxes, $375 per unit for trash annually, $75 per unit rental fee annually, $20 per month for common area electric, $800 per unit if you pay gas heat and hot water, $1400 per unit if you pay oil heat and hot water for tenants

Investing in OZ funds or in oil and gas are other options as well.

I am a newly married ( April 2017) oil and gas project manager in the Houston area with absolutely no experience within the Real Estate Investment world.

I get it when some companies do it for a few months but these guys were giving 24 month gurantees.. well with the assets being the dogs of the city.. and the HUGE mark ups they were making since the buyers were using cash and sidras no financing.. it lasted for a few years before it started to leak oil.. then robbing peter to pay paul .. then they came out with a note investment model..

What I don't get is why we pay $4 dollars per gallon but sell you all the oil you need and you only pay $3 per gallon.

Last year I declared bankruptcy(due to a bad loan and lemon of a home) which is now discharged so the home is in foreclosure.