But I am looking for a local CPA.I see no compelling reason for that. 10 years ago, most of the local clients of my firm liked to come to our Houston office.

I mainly use FCI and Madison for the majority of my notes.

The rents at purchase were not even 2/3 of my PITI (so crazy negative cash flow but one reason acquired below retail).  

I am experiencing similar issues with time of year being the main culprit.

To hit $1mm net equity in 5 years you have to approach from mainly an appreciation approach.  

The reason is that one wants to be able to properly avail themselves to the laws and protection of the corresponding state where the property lies.

If the loan is being paid the seller/previous owner has no reason to want off of the loan.

It helps to know that it's reasonable to break even or have a small cash flow on a good property in a good neighborhood with expectations of appreciation and increased rents and call it a "good deal". 

Reason why is because FDIC Bankers "Do Not" charge points on traditional programs like primary homes, standard investment purchase and refinance, Second home/vacation homes.Lenders, Brokers all charge points to meet their Loan officer compensation plan (commission).

I mainly focus on do ing flips and flip to rent, but I also facilitate STR and MTR in the area too.