Lenders do not look at your personal income or debt and will use the current market rent or lease (up to 120% if the lease is significantly higher than market rent or vice versa) as qualifying income.

@Linda PhamAll our midterm rentals are in Colorado as are our clients, so I don't know Houston's market.

Try networking locally with HML's who know the market. 

I see off market properties weekly, talk to investors both new and seasoned daily and I am actively buying myself.

Until the lease ends and then the legal notice time in your market has passed.

I still have a full-time job, but my goal is to start with 1-2 flips/year for the first couple of years, then ramp up to 5+/year.Right now, I’m focused on learning as much as possible—market analysis, deal sourcing, estimating rehab costs, and raising capital.

The property was in a great market but needed a full cosmetic rehab and basement finish to add a bedroom and increase resale value.

However, given todays market, it is definitely hard to find one. 

I used to think that cold calling was the only way to get off-market deals.

Access to Cash Value: A properly structured permanent life insurance policy (like an IUL or whole life) can build cash value that you can borrow against for property acquisitions, renovations, or even as a safety net during market downturns. 2.