ELOC are difficult to find on investment properties and probably will not desire to go above 70% LTV so likely will not be able to help.I understand Texas to have high property taxes. 

Try to find your niche early, although your investing habits will change and mature, defining your market early on will help you understand the processes in your market of choice.

Gross rent is $1450 per month ($625 for one unit/$825 for the other).Taxes: $1280Insurance: $1400Operating expenses: $725 (Accounting for 50% of rent)Mortgage380PMI0Insurance116Taxes106Vacancy35Maintenance725Total Expense$1,362IncomeMonthly Rent$1,450Annual Rent$17,400Cash FlowMonthly Cash Flow$88Annual Cash Flow$1,056I understand that most target $100 per door, and that would be my goal as well.

Growing up, I helped my parents with their house flipping and rentals, so I've witnessed what REI can do, I just hate that it took so long for the light bulb to go off.Current State:I am looking forward to gaining as much understanding as books can give me, but mostly eager to acquire our first property and learn while doing.

I understand that every market and the consumer psychology within a given market varies, but a general consensus pertaining to the feasibility of direct mailing would be appreciated.

However, I will repeat It so she  understands COMPLETELY.  

If only 1 property out of 1000 will meet your requirements, I can somewhat understand this approach from the agent.

I can surely use my agent to help, but understanding the logic/math behind it would be very helpful so that I can analysis deals more efficiently on my own.Thanks for the help!

Including understanding the pros and cons of cost segregation.If you just want some free advice, that's ok too.  

They fall short of understanding what they're getting involved with.