Get a good lawyer, pay him to monitor your communications and work with listing agents directly so you're not making rookie mistakes(they'll charge a flat fee or like 1-2 hours so nothing egregious). 99% of "investor" friendly agents are not that, they're ****.

I'm helping an out-of-state BP member who purchased his first single-family rental here a few years ago look at opportunities for new build homes under $400,000.Knowing what you want to achieve is the first step.

Just be careful on where you buy and make sure the numbers pan out, the single family market is still pretty soft and there are a ton of properties that have been redone and sitting in certain parts of San Antonio.  

Purchase price: $93,000 Cash invested: $35,000 Sale price: $226,000 Single family brick house . 3/2 with large backyard

Purchase price: $73,000 Cash invested: $40,000 Sale price: $167,000 Single family block home

I need a mentor or someone that I can learn from but they are charging thousands of dollars to share PDFs and templates that I have no idea how to use. 

Purchase price: $143,000 Cash invested: $35,000 Sale price: $225,0003/1 Single family brick residence with detached garage.How did you find this deal and how did you negotiate it?

I want to get into single family buy and hold.

Id usually stick to detached single/multi family for BRRRRs.

You can't charge a deposit, rent, or anything else.However, you are allowed to enforce rules regarding noise, keeping the animal under control, cleaning up after it, etc.