If you plan on living in the home for a year the state offers programs if you go that route.

If I chose to go that route and pay the realtor myself, do you think it would be best to state in the letter that I'll be using an agent for the potential transaction, or just wait until after they respond to the letter, and tell them once we chat?

Hi myself plan on making good use of its location to attend Dallas Stars game on the regular.

If you go with a DST, you will be able to easily offload all of the management hassles and hopefully just get a regular check and great ongoing tax breaks on distributions along the way.

I just assumed foreclosures would be the route to go but I am finding out that it may not (especially without cash in hand).

A final note when you do go the LLC route.

I can tell you from personal experience that it happens regularly, that's why lenders generally require the borrower buy the lender a title policy indemnifying against actual loss caused by lack of priority. 

@Crystal Wilson door knocking foreclosures would be my recommendation unless you are completely averse to the whole door knocking route.

Our team regularly works with OOS investors throughout the flip/BRRRR process so we'd be happy to help in any way we can.

Not sure exactly which route to get started on but would be very open to meeting some people in the area that are doing deals.