I am a relatively new investor who has spent most of my efforts in out of state buy and hold investments.

@Edward B. got it right - - it HAS TO CASH FLOW or you're wasting time, effort and $$$. 

Your effort is definitely there.

This is to be sure you actually will have the funds necessary to close, when you find something you want to buy.While hard money is similar, it can be a bit trickier to get a clear rate quote without the specific property already in mind (and ideally, under contract).To keep things simple: I'd recommend still talking to your potential lender(s) BEFORE you spend too much effort shopping around.

Offering a financial incentive also enables you to approach experts you don’t know personally, since they will be compensated for their efforts.3.

Those tiles would've looked great reglazed in white, for a fraction of the cost, time, and effort to replace them.

Youre right the DFW area os very competitive but there are still great deals to be had if you know where to look and are persistent in your efforts.  

When it comes to closing and check needs tp be cut for my efforts Im wondering if my sell side business or my buyers side of the business is whats getting paid.

(Despite the promise of work, effort, and $ to spend, looks like we may end up short on some or all of those categories. . . ).  

It takes time and effort but the results are well worth it.