Also, is there a fee, if so, how much, and is it possible to start my quest for a Nevada real estate license while living in the state of Texas….

In the meantime, focus on improving your income, spending less/saving more, improving your credit, and eliminating as much debt as possible.

Is it possible to do owner finance while he has his mortgage?

Would reaching out to a real estate lawyer or architect be better to see if it's possible to convert to a legal apt?

Newer brokerage policies in our mls have more clearly separated listing and buyer broker fees, so you can likely interview nearby buyer brokers who will provide the service for a set cost or possibly work with you to represent you on an agreed upon sales commission where if seller doesn’t offer to cover it, there’s a minimum you’ve agreed to pay to broker on any purchases that are realized through their service.

  - It is technically possible to identify more than 3 properties, but the rules suddenly change once you identify 4 or more. 

Most architects (and Contractors) do not like to follow up on their colleagues work.My first thought though was that you should go after the Contractor (and possibly the Architect) for non-performance.

If its landlords, your market might be in a situation I like to call in the most professional verbiage possible, "TOAST."

Although not ready to invest now, I would love to learn as much as possible about the anatomy of a deal.

Find 3 solid comps that have sold as close to the house as possible within the last 3-6 months.Set a realistic rehab budget (ask other investors how much does it cost them to renovate a house based on price per sq ft).Plug in the ARV and rehab budget and DO NOT offer more than this number.