From the little you mention, it sounds like simply a risk aversion issue.

I’ve considered that and thought about it for the same reasons that you mentioned 

@Kathy Diamond as others have mentioned Memphis and other midwest locations are ideal for the 1% rule.

That's exactly the reason I didn't want to go with one of the big property management software systems people mentioned above.

I did see that mentioned in a LinkedIn post actually today, the clawback rule. 

However, as Erik mentioned, having a GC license definitely helps with the approval process on hard money loans and can get you more competitive terms as well! 

I couldn't find any threads on BP that mention him in a negative light, is he another charlatan?

Typically, DSCR rates are about 1% higher than conventional loans—not the 2-3% range you mentioned.

My initial thought here was seller finance, as @Ryan Irwin mentioned!

Hi @Hassan Oukacha - Being from Texas you would need to either get your real estate license or use an online service like Inestway.com or Propelio.com - both are brokerage websites that offer true MLS sold comps for you.Full disclosure I am the co-founder of Propelio.com, but there are other sources like investway that I mentioned.