I would appreciate honest opinions and options of how to enhance my situation while keeping a family balance because we also have two young children.

I know on BP everyone hates property managers but I want to strike a good balance from looking out for my interests and the tenants.

The problem is it is difficult to reach retail buyers as a wholesaler. 

Passing the course is enough, however being an agent can be difficult, most of the time is spent trying to find new clients, the rest is fairly straightforward. 

What are the areas of Killeen, Harker Heights, and Temple I should stay away from in terms of crime, or just difficult to rent?

especially if the balance is owed noon the day after the auction3. can a hard money purchased loan property be re-financed to traditional lending once purchased?

Get a HELOC to pay off your students and use the balance for a rental.

Money market through capital one has apy of 2% for balance over 10k.

If you are 25, I would say: find a career/calling that is rewarding enough that you don't dread doing it, do that and make some money, and strike a balance depending on how much pain you can endure.

Most hard money will be interest only payments on the full approved balance of the loan whether or not if you have pull the draw funds for repairs.If you have any other questions, post them below so that we can all learn from the answers.As far as insurance goes, I always go with a Builders Risk policy if the rehab is going to be $15,000 or more.