After a rewarding 20-year career as a Section 8 supervisor, I’ve transitioned into a new role that I’m passionate about.

I also have a 12 year previous career in finance/retail banking/lending... so I hope that ive found my calling and have already been impressed with the community Thanks again Drago

What is the best and most cost efficient program to earn a real estate license in Texas?

I realize it's too late for that now but if you run into that again in your career just know. 

I am glad my career is not dependent on this state.

It has an accounting section where you can log expenses and earnings

The IRS does not consider your stock earnings to be ordinary income, they are capital gains.

This creates two loan payments ($100,000 of equity and $300,000 on the new mortgage).Key NumbersHome Equity Loan Interest Rate: 6%Mortgage Interest Rate: 7%Rental Income: $3,000 per monthExpenses (management, taxes, insurance, maintenance): $800 per monthIncome and ExpensesMonthly Rental Income: $3,000Monthly Expenses: $800Monthly Mortgage Payment: $2,000ExplanationThe investor earns $3,000 in rent each month.They pay $2,000 on the investment property mortgage and $800 on other expenses.This leaves $200 profit each month or $2,400 per year.However, you have to pay $6,000 interest on the equity borrowed.This leaves you with an annual loss of $3,600.While the rental property generates positive monthly income, the interest cost of borrowing the initial $100,000 results in an overall annual loss.

And then you split commissions with agents and have a cap limiting what you can earn on each transaction regardless of the deal you struck.  

Depreciation will continue to provide tax savings for years to come, of course.Appreciation isn't cash earnings, of course, until the property is sold, but it does factor into the overall wealth building opportunity in real estate investing.