then your probably not ready... you need to have some tools in your tool belt.one thing you could do is study and pass your local RE estate exam for your license and go work for a top producer  earn whilst you learn

General pricing over Houston market is relative high for turnkey properties, that’s why you can only make good investment if you can put in the work and earn from sweat equity.

Then I offered the terms above, showed them how much they would earn on their money and told them that this was the starting point and that all of the terms were negociable. 

My hope is to find some success investing so I can do what I love despite the income I earn doing it. 

Be willing to work hard even if you're not being paid with money to do so because the knowledge gained will earn you money down the road.  

I can't imagine that there comes a time when I will not even think twice before giving some shmo 10% of the cream of my hard built and earned profit.

Earn I recommend using a combination of all three methods.

Want to earn a High Yield on your rental property?

In my humble opinion, there's arguably three key ingredients to successful real estate investing...time, cash and credit and maybe you throw in persistence as well.  

I will add that I have a high earning W2 that REI could never replace so I use RE as a form of diversification in my overall investment portfolio so condos and large scale multifamily investing work better for me than any other RE class.