The MLS has pretty much dried up out here so I’m going grass roots.

Possibly because they tend to be larger families looking to build roots in a community or school district.EXIT: Next, consider your exit strategy.

I would recommend you to call an expert on this because they can tell you where the root is.

Root cause: mortgage lending industry is deregulated and federal standards override state and local standards, ostensibly to encourage more mortgage lending to more people.

I am strongly leaning toward finding a real estate related legal position back in Texas, grow some roots, learn the local market, make local connections, build relationships, and then investing. 

Rooting for you. 

You'll end up paying $127+4k for a house that the market has demonstrated is only worth $130k and you will have done so with someone against you, not in your corner, rooting for their $4k fee regardless of the fact you're making an investment that the market testifies is backwards. 

For example, my lease says (in part): "Tenant shall be charged for repair of drain blockages or stoppages, unless caused by defective plumbing parts or tree roots invading sewer lines."

Living in Oregon wine country requires a lot more cash than my farmboy roots in Michigan.

@Kyle Root There are 30 year fixed commercial options out there which would not require any length of employment or even calculate your DTI at all.