This is a case study of what to avoid if you decide to go down this road.Bringing this back to my initial comments, has this particular seller articulated his/her motivation?

Now as I’m researching on the BP forums, I found a couple comments about this.I will either have to wait till next year after filing 2024 taxes, to apply for low money down with FHA loan or find another way to make this work.Just wanted to post this so it may help someone else not make same mistakes.

You have to be able to PRESENT offers!!!!

.- All hardware should be present, property secured, and in good working order (e.g. door stops, light fixtures, faucets, toilet paper holder, hand & bath towel bars, drawer/cabinet pulls, hinges, door knobs/locks, etc.).- Carpets must be professionally cleaned or, if necessary, replaced if there is excessive wear.- The yard must be in good order with no debris, either natural or other.

How do i structure a jv deal here in texas, were im in the position to find and end buyer, and when i market it, a realtor presents me with a buyer??

I feel bad/selfish for wrestling with this (my pastor had the same comment about if you want a "gross blessing" tithe on the gross, if you want a "net blessing" tithe on the net. 

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(except not firing the PM sooner, oh well..)I also was thinking like you originally, that I would just keep putting 20% down on each, but each purchase taught me a new thing, and each opportunity presented itself at the time and I had to be open to creative ways to purchase, since not every property will be a perfect fit for traditional financing. 

I will just comment briefly on your retirement account you mentioned.

@Greg Scott I'm curious to hear a bit more of your though process on this comment.