Collecting the judgement is the hardest part and certainly might give you pause before you follow through with $150 small claim fee and time/ energy spent in court. expect a couple of visits to court to obtain judgement, even if defendant doesn't show.

With the amount of time, energy and ongoing costs/education required to get and stay licensed, it doesn't seem like it would be worth it, unless you decide you'll fully utilize it.

mim assuming you do not have the time and energy to put a lot of work into a couple of properties.

Wholesalers give me access to motivated sellers that I would not have the time or energy to access.

You may find that spending your money and energy at another project will bring you higher return than investing into shaking their building.

@Tom SmithHonestly, there is not much you can do if a tenant leaves early without giving you notice, while it sucks your time and energy is better spend trying to repair and re-rent ASAP.

My network is stronger in St Louis, where I've been putting more energy until very recently. 

I ask her why she is not asking more  she said the place needs work she does not have the time are energy at her age .What things should I be looking for in doing a lease agreement with her other than long term and first option .Were would  I turn to get funds for a deal like this.

It's a high energy place, you can feel it in the air, it's like a drug to me.That being said, it's a high stakes game, and you kinda gotta run in the right circles.

Some are worried about dependency on gas but Texas has diversified into energy most recent years as well.