@Dave Foster this is great advice!

And in multiples, with such confidence of condition telegraphed, that's how you get people removing contingencies, and price competing emotionally because they want to "win" the deal. 

I would consult with your broker as to who will assist you writing contracts and supervise your early work.It is vital when you are assisting people transacting one of the largest financial transactions and often their largest emotional situations of their lives.Everyone starts somewhere, but no need to do it alone.

You’ve already defined a clear strategy, which puts you ahead of most new investors.If you're open to investing outside Texas for better returns or diversification, here are some landlord-friendly, investor-friendly markets with potential for your target cash-on-cash return:Midwest:Indianapolis, IN - Strong rents, low property taxes, lots of solid PMsMany SFHs trade below replacement costCleveland, OH - Low purchase prices = higher CoCBe selective about neighborhoods and PMsSoutheast:Birmingham, AL - Cash-flow rich, very landlord-friendly lawsStrong PM options + below market deals still availableColumbia, SC - Military + student tenant base, lower entry pointsAppreciation potential and steady rental demandTips to Hit Your Return Goals:Work With Investor-Friendly AgentsFind ones who know how to spot value-add potential or off-market dealsVet Property Managers EarlyThey’ll tell you realistic rent numbers and where to avoidUse Deal Analysis ToolsA simple spreadsheet or calculator like the BiggerPockets Rental Property Calculator helps you keep emotions out of itPlug in real taxes, insurance, maintenance, vacancy, and PM feesLook at Light Value-Add OpportunitiesCosmetic upgrades ($5K–$10K) can bump ARV and rent, and still be manageable for a first-timerKnow Your Exit Strategy:Will you hold long-term, 1031 into larger properties, or refinance in 2–3 years?

No it's your friends boomer parents giving the downpayment to your Gen Z/millennial friend to buy that house to their newlywed son with their new daughter in law/wife being emotional and running up the price because it's a "dream" house.

If it doesn't work now, don't buy it, don't get emotional.4.) 

At least with owner-occupied, there is usually some emotional equity that ties them to performing on the note. 

Quote from @Evan Polaski: @Anastasia Foster, a flipping fund is very hard to pull off, so I would be very cautious and dive deep into their operations before being overly intrigued promoted returns.  

You put time, money, and emotional energy into this move.

Because agents are trained for, and most only deal with, owner-occupied transactions - which are highly emotionally based sales processes.Do you own the home you currently live in?