Or is the Reverse Mortgage coming from a bank?

I understand that notes is a business best learned by doing, but I am trying to lay a good foundation of knowledge as a starting point.To date, I have read these books:"Invest like a Bank" by Beaux Blast" Little Green Book of Note Investing" by Fred Moskowitz"Real Estate Note Investing" by Dave Van Horn"Note Investing Made Easier" by Martin Saenz"Invest in Debt" by Jimmy Napier"Profiting from Non-performing Mortgage Notes" by Amed HazelI welcome any thoughts or recommendations that the group may have.   

I do not want spend my W2 income to cover house mortgages, to not have pressure if things like layoffs will happen, so my plan is to buy house in a good neighborhood that may have appreciation and some minimal cash flow after all expenses (management, maintenance and vacation).

Here are the projections for 2024 to give an idea of expected returns:2024 IncomeLong-term Income$8,400Gross STR Income$45,500 (based on AirDNA projections)Additional STR Income$5,915 (mostly cleaning fees)Total Projected Income$59,8152024 ExpensesSTR Expenses$16,453 (32% ratio)Mortgage$34,476Insurance$707CapEx$3,600Taxes$2,729Total Expenses$57,965Projected Cash Flow$1,850CoC Return2.79%2024 Additional ReturnsPrincipal Paydown$2,930Equity Appreciation$16,200Mortgage Interest Deduction$7,571Total$26,701Total Projected Returns$28,551Projected Return on Investment43.1%Projected Return on Equity21.4%The CoC numbers are not impressive, and the property only cash flows as an STR, which carries some risk.

Lastly, that $5k/month mortgage gives me anxiety.

Florida considers it to be a sale when it’s between separate legal entities; they deemed the sale to be in the price of the mortgage amount.

The biggest draws for investors are not needing to provide income docs (no W2, tax return, paystubs etc needed), DTI doesn’t matter, you can close in an LLC, and not all lenders report the debt to your personal credit (so it doesn’t affect your credit score or DTI for future conventional financing).

Also, are there any recommendations for investor friendly Real Estate Agents, Lenders, and Property Managers in the San Antonio areas?

You can look up cash buyers on propwire free, and reach out to the LLC owners by looking them up, or call the agent and ask them.Another option would be to find some private money lenders, and get them to go down on a hard money loan with you, unless you can get all the capital from one person alone (this is very difficult because most people won't loan that much to someone new to real estate). 

DM me and I will send you contacts for; attorneys, lenders, and accountants they have previously used.