I had breakfast with another property manager, and we got to talking about the business. 

I would use your VA benefits, like @Jason Wray said, but use it for rental property purchase that you can learn to manage.

I didn't raise the rent after the first year as suggested by my property manager, who doesn't raise the rent on his great tenants.

Create a well-structured investment plan that includes your standards, target markets, property types, financing techniques, exit strategies, and risk management plans.

It’s the simplest way to get a feel of what it is like to be a landlord without going through the hassle of managing rehab projects.

I have reached out to a few property managers but to no avail.

In a past life, managing vendors for HUD, the following quote was a mantra we learned the hard way to live by:“People do what you inspect, not what you expect.”Louis V.

@Kristi Tietz I've done some transactional funding for a few investors but I was branch manager for a mortgage broker in a previous life, so I'd overseen and fixed hundreds of closings. 

Key questions to ask include:Their experience with out-of-state investors.Knowledge of the rental market in Cypress, Katy, and Sugar Land.Experience with investment properties, particularly single-family rentals.Their network of local contacts, such as property managers, contractors, and inspectors, which can be invaluable for an out-of-state investor.Technology will be your ally if you are an investor from out of state.

They often offer free classes for landlords to make sure you know the Facts of how to manage them as you partner with the agency.