Before I make a jump with this, I will need to collect my numbers and will throw it out for BP nation to tear apart the deal. 

Hi @Pauline Ng,I got my license last year and took my classes at the Rockwell institute online, online classes worked for me because I also have a full time job and needed the classes to be flexible.

I've heard of hard money from lender to the institution needing the funds but not straight to the borrower.

Houston one of the last cities in the nation, if not the only, that doesn't have zoning regulations. 

SRS National lease group is selling the property on one acre that I am looking at

All of this equates to a less risky investment for a lending institution and can also result in a more competitive interest rate for the property owner.The Bottom lineMuch like stocks, real estate investing allows for one to be successful through several different strategies.

Not to mention our appreciation has been 8% higher than the US national average, because of the high demand for affordable housing.I recommend you read this article on OOS investing.

Are these all hedge funds / institutional investors that bought this junk for $2.5k eight years ago, collected $50k in rent, and are now walking away from a trashed place with a fat ROI?

Consider working with private equity, institutions, and crowdfunding platforms.

So, national trends are not what you are likely to experience.