Thank you NED, you always helpful and get the core facts about everything GOD BLESS 

@Chayson Descisciolo All of our properties are inside the city limits, but outside the downtown core.

I am working on gathering up my core four, and I am in need of some contractor recommendations here in Houston.

The core is calculating the time value of money. 

With the enhancements in technology as well as 17 years of sweat equity, we can usually create a pretty compelling ROI on buildings with a cost basis as low as $250k. 

Of course that doesn't cover all the other lenders but anything Fannie/Freddie backed.The national servicing settlement of 2012 included 5 lenders specifically. the program did sunset and it did not compel junior lien holders to be forced to accept senior lien holder offers. 

Don't buy in the roughest neighborhood in the urban core.

What would compel a landlord to take on a tenant without a lease (other than extra rent)?

They are just about re-building the entire downtown core, including a new minor league baseball stadium that is under construction.A lot of the homes around this area are 100 year old (+/-) mill houses from an old factory that no longer exists.

When you make the transaction about solving the sellers real problem (again, the problem isn't the house itself), your offers are much more compelling.