Most of what I see in North Texas in decent areas like Anna will need about 30-40% down to break even or cash flow some.To me it is big for a rental, especially in Anna. 

Currently house hacking.

I've worked on private RE deals at hedge funds, I'm currently developing 2 projects, each 18 unit workforce MF's, and buying a property at foreclosure auction.

Is it LEGAL but most attorneys won't risk it?

In fact, most states probably consider wholesaling an illegal activity because wholesalers are not licensed to sign contracts on behalf of others, yet that's exactly what they do.It's very difficult to catch someone in the act of wholesaling, particularly if all parties agree to it and there are no complaints.

Since you are likely 1099, you will have a hard time qualifying for conventional financing for the next 2 years, and it makes the most sense to accumulate as much income as possible during that time frame. 

My other options appear to be limited and would most likely renovate, sell at ARV , pay cap gains and then reinvest the proceeds into hard money deals or commercial RE… Thanks again guys ….

Most likely.

That is where I met some of my most fruitful partners, contractors, mentors, and lenders... at these very meetups.

I am currently using Cozy but was wanting to make the switch to Buildium, haha!