Since you don't have an interest in calls/trainings, I'd look for companies with favorable splits.Berkshire Hathaway and Winzone are a couple of companies that come to mind.Also, my brokerage operates in every state and does not collect commissions on your personal deals. 

I personally have 6 in the area but I bought before it got crazy.

I seek zoning variances frequently in Philadelphia, but its a lengthy process and don't personally find it a worthwhile pursuit for legalizing a second unit in a building.

Sell the asset and reinvest into a more productive asset.

You can also get a personal loan up to $50K which typically is to pay off credit cards debts, do renovations etc, but it can also be used as a down payment.

You can get personal references but nobody gives you a bad personal references.

A month later now, they are insisting I come and see the place in person and see "how well it turned out".

While personal credit may also be evaluated, particularly if a company member holds at least 25% ownership, demonstrating sufficient liquidity is equally crucial.

Looking for a Texas lender that can answer some questions or give opinions on doing a cash out refi on a rental property to help pay off personal debts. 

Wholesaling is very appealing and I'd love to meet with any current wholesalers who can give me some personal advice or expertise.