Your best bet is to take a 12-36 month STEPDOWN prepayment penalty. 

You'll find a lot of members spent a year or two immersing themselves in all things real estate while stockpiling cash, prior to actually making that first "all-in" bet, that real estate often, by it's nature, is for first-time investors.Hope that helps!

And, I don't know TX law, so I'm not sure if there would be any difference as to the specific rules that may be different in TX, but, it's an old law from merry old England that made it's way to the US, so odds are there is some version that would apply to you in TX. 

Given your own comment about the profitability of the deals, I’m not sure how you could pay that.So I guess your best bet is love money from your loved ones so might want to support you.

Although honestly I bet 50% of agents have never even hesrd the term. 

There is another single-family program going for 60k and I won't mention the company name as I'm not here to discredit any entity from doing what it does best for itself.Now for the dummy side, the term Commercial Real Estate is not clearly defined when thinking about residential property, and I bet no one knew that. 

This is an odd thing to have to argue with a real estate investor.

I’m not saying partnerships aren’t good - but if you didn’t want to rely on someone else, I bet we could figure something out! 

DSCR would be your best bet but again 25% down and a DSCR of 1.25% minimum.Do yourself a favor and do not let just any Lender/loan officer pull your credit just so they can take an application and have a possible deal.

tend to believe everyone is motivated by money; people who are lifestyle motivated think everyone is motivated by the least amount of time expended; people who are risk adverse can’t believe other people are willing to “bet” on outcomes even when the odds are clearly in their favor. 80% of the time (IMO) people who make decisions we disagree with are not making stupid, ill informed decisions or being “tricked”; they just have motivation, needs and desires different that our own.