But if you do that, you need to be extra careful to get very good deals so you're built-in equity protects you from downturns and you don't get overleveraged.

I am wondering why does the seller care whether or not I have an agent?

I myself just purchased my first buy and hold early December last year and took care of minor issues and had a rented in place on a nice 14 month lease. currently hunting for my second one as we speak.

Be careful out there guys.  

More on my profile if you care to read that... 

If someone goes there and gets hurt, they can sue you, but your insurance company will take care of the defense.

The majority of wholesalers I've dealt with are shady and they don't get care about building relationships for the long term. 

In all case, who cares about the taxes when we are earning this much.

Texas has a lot of opportunity but be careful when you buy, I hear that you can get in trouble as an investor in the event you buy too high because Texas' appreciate rate is one of the lowest in the country due to the fact that there is so much land there's excess supply and little demand even in today's market!  

I would focus your attention on East Boston, Revere, Everett, and Chelsea.