I would appreciate any advice on anything I may be missing with putting this together or should neogotiate before finanlizing.Negotiated so far:Property: 9 Unit - 7 Apartments + 2 Commercial Garages (4 unit apt building + 3 unit apt building w/ commercial garage attached + standalone commercial garage on same lot)Background/Why owner is selling: A seasoned builder of 50 years, the owner purchased the property in the 1970s for around $8,000.00, later developing three apartments and two commercial structures.

It is also not an option to not renovate as she came with the house when I purchased it and absolutely trashed the place. 

Can you easily find cash purchases close to the property and things like that?

Purchase price: $645,000 Cash invested: $516,000 80% cash purchase.2,437 sq ft Duplex, with 3b 2b for the front unit (1331), 4b 2b for the back unit (1333).   

It may be a little scary but if you go higher on your purchase price, 400k and up. 

There are no restrictions preventing out-of-state investors from purchasing rental properties in Texas—these investors enjoy the same opportunities as Texas residents.Additionally, the financing restrictions you mentioned don’t align with reality.

Many Realtors will suggest purchasing a property using a FHA Loan, to reduce your out of pocket money.

Quote from @Laurens Van swol: We are exploring the possibility of purchasing an investment property in Florida.

I purchased a single family to rent out the rooms and it sent my finical plan completely off course because I was not as ready as I previously thought.

Maybe it isn't worth it, but you should consider the numbers and decide...that could push you towards purchasing another rental. - You mentioned paying down/off a rental and needing to consider the tax implication.