I’ll do that in addition to working with an agent. sounds like my best bet as most of my time is spent at my day job (web developer). 

I am also with a small brokerage and even though I may act as a buyers or listing agent occasionally for others by my own choice, my main focus is buying and listing my own flip properties.

Yes want good rates, but that is more like a pre-requisit than the main criteria.Sellers and their agents will judge the strenght of your offer by your choice of lender.

You can find plenty of multi-family properties in Dogtown for sale, and an FHA would be your best bet for starting out with minimal capital.

Denton has lots of choices, older homes, some run down areas waiting to be restored, student housing options etc.   

I can't even make the numbers work as an agent, the overhead of my team is too high, we are geared up to meet service expectations for 200k plus listings, so your best bet to sell is probably to contact wholesalers.The only way I have ever seen you can make money with a sub 100k property is by getting in and out before your capex sets in. 

Best of luck but your first bet is to talk to a lender in the market you want to be in.

And a sponsor that they love might appear to be an insane choice to me.It is very easy to find hundreds of potential sponsors on this website as well as on real estate crowdfunding sites.

In a lot of states property managers have to have their real estate license, so that would be a good bet.

Your best bet is to really research markets you feel comfortable investing in.