We currently own and manage 3 other rentals but out debt to income is high so conventional/bank loans are not currently an option for us.

Do not rely on it for legal advice.

Handshake agreement, this is just detached garage space at a multi family, I wanted to collect some revenue, but only with guys I knew because I really don't think legally I could rent the garage spaces, the property is zoned residential not commercial and commercial use is not allowed without variances, etc.

The amount to bring current is an estimate until you get in writing how much is needed from the bank including legal costs and unpaid taxes.

My advantages that I know of are my ability to get a mortgage (W-2 income, credit, and debt ratio are all good), having enough cash and house equity to get a 25% down non-occupied loan on a SFH or duplex (in my market), willingness to sell and move to house hack a 3-4 unit, understanding the fundamentals and math of small residential REI, love of learning "systems", and being a complete badass at life in general ;)My disadvantages that I know of are that I don't have experience yet in buying/managing rentals, and I haven't met enough other investors to learn about a lot of deals early in the pipeline.What would you do in my situation?

Is this legal under DF and SAFE?   

Do not rely on it for legal advice.

How can I raise money legally in Texas?

I know I can proceed legally towards judgements, the cost of which gets me to just over break even and i still wouldn't have any cash for my efforts.Does anyone have experience with other approaches such as collection companies or selling accounts receivablesThank for any help that you can provide

Sadly, that's too common in the legal world.