I’ve seen something similar with a friend in San Diego, who bought what he thought was a legal duplex.

I'm weighing the benefits of paying a premium for turn key vs. working with an investor friendly agent.

They will also dictate the terms of the loan, how it's filed, qualifications, etc.However, if you mean PML as in your friends/family that have NO experience in real estate and just have money sitting around...then I would certainly to counsel you to lean on some type of mentor or other experienced investor in Houston on what to do. 

Focus on undervalued neighborhoods with potential for appreciation and partner with an investor-friendly realtor who knows the area.

Is your previous lender a family member or a close friend? 

Unless you work in Oil & Gas don't expect to come across many deals with rare earth minerals or oil. 

Your tenant is experiencing life on earth and it shouldn't be a shock that the corners of the world are not all rounded and soft and warm to the touch.

I'd love to learn more about your focus as an investor-friendly agent.

Most of the material used comes from non U.S. friendly countries. 

But it's difficult for me to just hand over money to someone I've never met, when I have so many friends (and have read so many stories here) who have been ripped off by contractors.How can I protect myself?