Bring something to the table, tell us something, don't just post one sentence all about what you want and think everyone is going to hop on that question just to help.Last thing, if you haven't seen any properties in person and you have done all of your deal analysis online, you haven't done anything.

You don't get a jail sentence for breaking a contract.What kind of nonsense- photos of cracks in driveway, broken fence... even a monkey could take better photos.

@Bob Norton, I guess your first sentence is where I was coming from.

If you don’t think this is serious, google mortgage fraud convictions and see the sentences people receive.

@Jarrod Whitfield if you noticed, it was a question, though I only had one question mark after the sentence instead of six 😉@Chris Hopper I’m trying to do the same - lowest/zero downpayment is the primary criteria and then I see if I can get other expenses as low as possible.

</p>Note the below sentence from the above section of the TX Prop Code:A requirement that a tenant give advance notice of surrender as a condition for refunding the security deposit is effective only if the requirement is underlined or is printed in conspicuous bold print in the lease.My Lease did not comply, but it does now.The TX Prop Code should be your best friend. 

Call a quality Realtor and ask them for a referral to a good 1031 exchange company for clarity on that.I'm not positive I understand your question in the last sentence, yet I do believe you can take your profits in a deal that you're doing a 1031 exchange and buy 2 properties (a flip and a rental) if you choose, but the portion that you use towards the flip, once you sell the second flip you'll have to roll it into another 1031 property or pay all the taxes then. 

@Colin Reid love that last sentence in your post

*edited an extra sentence left in

If you discuss, what’s a good one-two sentence explanation you’ve found that works well to explain that you’re an agent?