I'm pretty sure that Texas has some funky rules pertaining to lease option that makes that not quite so attractive.  

There are also many little pockets of gated communities/condos that seem to be nicer and attracting some young professionals who are getting jobs working dowtown.

Higher end finishes, at a moderate price, to attract the best renters.

You'll eventually attract the right people into your circle by giving value and helping others to the level your knowledge allows.

I am realistic in my approach and mindset, I realize from reading this forum there are newbies here and men and women who have climbed the ladder of achievement.I am looking for advice, for help to be more then I can be in this arena of Real estate investing.How can a newbie such as myself attract those who have the resources the knowledge and professionalism that will benefit them from their tutelage?

I am attracting buyer and seller leads via the social media advertising strategies I've learned initially through those books and now through my own trial and area. 

The issue is can I offer an attractive enough deal?  

If you are willing to sell your home and downside that can be a wonderful start but if you want to expand quickly you will need to attract other funds also.

I typically do always ask for closing costs but want to ensure I put in an attractive offer.  

Chances are the expenses are artificially low (to make the property more attractive to potential buyer) on the report.Good thing is that for a lot of expenses, you can do estimate expenses by researching online.