It is a means to and end, it keeps my family safe, dry, and warm. 

or is it cut and dry and it is useless unless you get additional licenses for each other state.

@Jeff Bridges yes I did include the 3% fee.....I have multiple credit cards with zero balances on them that I can write cc against....It is tight however I have a cushion if needed so I won't end up being hung out to dry.

pardon my ignorance, i'm an engineer by day so i deal with cut and dry, this is a hobby and infact this is my first deal of any sort.

Looks like the MLS is dried up and you're in a hot market, so why don't attend local meetups to connect with bird dogs, wholesalers, real estate agents and let them know you're looking for a deal and show you're a serious buyer.

I've had plumbers tell me 1. oh good they didn't cut down into the slab, this is an easy job 2. oh good this is cast iron, it's very resilient 3. oh no this is cast iron it presents a lot of problem and we need to dig it up and provide you with a new water line and sewage line (made them explain what a water line was, now I know)Dry wall guy didn't want to do anything but patch up what was there.

We pressure washed, let dry for two days of full sun then painted two coats of tinted primer.  

@Jarrett CoppinIf you have dry powder and patience, wait for the collapse and buy cheap assets from the guys who couldn't wait and went belly up.  

I say full time but in reality I have been building rentals and managing a nightly rental because the trustee's sales all but dried up the last couple of years.

my wife and I have just decided to keep our powder dry until we see a deal we like here in DFW.