Buying here would have strapped them financially with no spare cash for the kids or the extras in life. 

Nick, some of the best deals that I have found are through tax sale auctions.There is usually a redemption period (you have to be patient) and these rentals are not usually the best kept up places since the owner is financially strapped usually for 2-3 years before it gets to an auction.

Before providing the agent with a copy of the full plans and the address, I asked him to sign a NDA.A few years back, I spoke with an agent about a property in which the owners were looking to sell in the coming months, he then left a letter under the owners door mat soliciting them for the listing and the owner were upset with me I had disclosed their intentions.

HML simply are not going to take that kind of risk .. they don't need to..And since DHM is putting up majority of the money I think you still need to pay the 3k to be in the so called 100% loan category they are ( and rightfully so) going to be uber cautious and picky of the deals you submit to them.. that is were I have seen newer investors ( those that tend to be cash strapped) have a difficult time finding something that meets the underwriting criteria.. so they go through the 3k.. they go through submission and at least what we see here feedback on BP  they never can find a deal that fits the box..  

I'm going to throw it out there because it sounds like you're pretty good with your investments, but maybe moving to another location would put you into a great place financially and not so strapped for cash on your primary residence.  

I also loan the tenant the following for move-in day: drop cloth floor runners (to protect our floors), moving blankets, furniture carry straps, furniture floor sliders.

Grass Mat costs about $70 per role.

Coffee maker and coffe.Door mats, are rugs, grill.Toaster Bowls for mixing and storing in fridge, casserole dish, pizza panCake pans?

The only wholesaler I know that operates with integrity in Houston is @Mat Trenchard. 

That will be a huge advantage for you if you are strapped for cash at closing and being forced to pay for closing costs.