Okay late night update:Numbers still workGot the HVAC cost way downGot the Roofing cost way downgot the potential framing numbers inline found several supply houses to get products interior products at a reduced costFound enough 1" hex tiles at Habitat for Humanity to do one of the bathroom floors for a 85% discount!

Some people are comfortable having their rentals channel straight through their personal tax returns into their schedule E without the LLC shelter, and some always end-up purchasing the property from themselves with their LLC and position themselves that way.

As far as Property Management, I have found them to be 8% -10%, with discounts given for multiple properties. 

I like getting the discount and making the repairs so when I get a tenant it's clean and new.

I feel like I've read several contracting things, maybe I read an older version, but i can't seem to find out if I can just straight out get a broker's license, assuming I take the 270 hours, or do I have to wait x amount of time, 2-4 years being active, to get the license.2) I'm still currently investigating my Universities class catalog, but are there any foreseeable issues with taking a Real Estate class in Florida and using that credit to get a license in Texas?

My partner requested I get in touch with the end customer and talk to them about doing the work straight to them.

Go straight to the source for your information, and then get a CPA to straighten out your taxes.

@Gerald Thompson I would be direct and straight-forward with your agent.

The other said the seller could come back to sue us if they closed because they were selling at such a discount. 

Yes, it is difficult and yes, this is a sellers' market in TX so finding sellers who are motivated enough to discount property to you is looking for the needle in the haystack.