Meet some others locally and see what they are doing.

You will even get it in writing (he does all his training orally using slides and at least we didn't get a copy of any material, so you have to take notes and pictures to keep up).Invest those 20k, 30k or 50k into a property, whether it is rehabbing and fliping, BRRRR-ing, or hacking, and network with local (from Dallas, not Austin) REI, realtors, loaners, etc. which you can find here and in the REI meetups.

Plus, we use local banks so to get access to the equity is not hard if we need it. 

(option to go to 24, but I want the initial project to begin locally.)Location- OhioMarket type- Local, within 8 miles to meBuilds- Identical 2700sf, 4 bed, 3 bath , placing the same structure that meets the tenants criteria in 9 locations.Debt: Seeking a refinancing option  based on a 9% cap rateThe difference ( 450,000 x 9= 4,050,000    vs    NOI of $384,261 / 9% = 4,269,576 or $474k/property + tenant)with our continued rates of appreciation and a standardized tenant/lease structure in place, this should be a win for everyone.Who has a solution?

Educate yourself on the local market, network with other investors and agents, and always have a solid plan in place before making any investments.

Listings created by the owners who self-manage are likely to be less formulaic.With regards to opportunities specific to Houston, consider local for sale Facebook groups and classified ads from the local newspapers and websites (perhaps the Houston Chronicle and the Houston Press have relevant listings).

It's essential to ensure that any contract you use complies with local laws and regulations governing real estate transactions in your area.

We have a good amount of equity in our home and currently have a $140k HELOC on it with a local bank.

@Jessica Perez VelazquezAre you still local to the property?

I lived in Orlando years ago and not having local knowledge of neighborhoods can be tricky.