Second, skin in the game.

I can recommend a few.I have never heard of a legit HML that offers 0% interest for 6 months.Hard money lending is very much a local game in my opinion. 

If it hasn't sold, you're still in the game!

.$3000 > 1800That is my game anyway.

Im pretty sure i have a game that day but lets stay in contact.  

Sounds like you've got a solid game plan in place for tackling the considerable amount of knowledge everyone has to gain when they're starting out.

Hello my husband Rod and I are starting out in the investment game  we are excited to get started and meet many other investors we can work with  we have three young children and are tired of being trapped in the rat race   

Keep in mind that with oil prices lower for longer, many industries in Houston will suffer, not just big oil and oil service companies, but also the companies that provide software, accounting, etc to the energy industry.

Congrats on your first post and stepping into the investment game. 

A baseball, basketball, hockey, or soccer stadium could be different though as there is a steadier level of activity associated with 40-80 games per year than just 8.