@James HumphreyI would suggest speaking to local banks, and credit unions.

Have you called your bank/servicer to talk about your options? 

Or, are the failed projects going to kingmade investors that have "special" relationships with the lending banks? 

Don't bank on them integrating with new technologies any time soon.Guesty for Pros: This is expensive but does have the most support. 

Add a very diversified economy here with banking, insurance, oil and gas, education, three medical schools, 3 law schools, life sciences, DFW airport, and so much more, it looks like the growth just goes on and on.As far as appreciation goes, that's always tough to predict. 

Quote from @Sonja Revells: @Chris Seveney primarily Padsplits  I would speak to a few lenders first before going through all these hoops, as I started to do this then when talking to banks they were basically telling me either get a secured mortgage as they will not lend to a real estate company on unsecured credit/debt.

The bank would still want to know about the commission to include it as an expense on the final closing disclosure.All the best!

After my internship this summer I will have about 20k in the bank. 

Not without the bank signing off on it.

Problem is only "RE pros" get to do it.There are 3 income classifications in the US - Active, Portfolio, and PassiveActive income is income derived from your job, or normal trade or business.Portfolio income is derived from bank instruments - stocks, bonds, etc.Passive income is income earned from investments.Active losses can wipe out both passive and portfolio income, but it doesn't work the other way around.Portfolio (capital) losses are limited to $3,000 annually.Passive losses can only be offset by passive gains.Real estate rental income by its nature is deemed passive per IRC Sec 469One way to get around it is to become a pro - spend more than 750 hours or 1/2 your time in real estate.But most folks aren't real estate pros.