For example, if your asset protection strategy is to have a huge, confusing labyrinth of entities obscuring the ownership of your properties, you can't say it's a success story because you have never been sued or had a claim. 

My current strategy is to look for a portfolio lender, like a local bank, who can base the HELOC off of my rental portfolio instead of my tax history. 

The best way to do this since it is a one off deal is to buy the property as tenants in common, your LLC as 50% and your partner as the other 50%.For me, coming in to an existing LLC as a partner means I am at risk for any law suites, etc you may have or may have coming against that entity.

I think the one way to invest in Austin at this point in time is to flip houses. 

My best advice is to find a niche and become the kind of it.

@Tamara Troutt another technique is to send out mailers and have the people call you.

If you'd like a credit score boost before a particular purchase, I can recommend several companies whose specialty it is to help with that.

The current plan is to get a conventional loan in both our names, take over 1 unit (to qualify for owner-occupied) and put down 5%.

The reason for this is to ensure that your 1031 exchange will always be complete before your report your taxes for the year of your sale.  

Pretty clear that the only option is to wait until licensed OR pass the lead(s) onto another agent if the deals cant wait.