If the project is large enough, liquidated damages (LDs) should be considered as well.

I want to be a investor buying and holding as well as fix an flips.

Quote from @Chase  I hope all is well!

Lower debt to income allowed as well for conventional. 

If you haven't checked the market for homes with "inlaw suites" or whatever your market equivalent is that can be a way to get it done as well. 

I have family in Houston, Dallas, and the Valley, I was networking with brokers in San Antonio, but the Taxes seem to be quite high as well in that State, although much favorable laws/regs on the landlord side.

Well, yes, some properties may require complete work, but others may just need cosmetic things to bring them back on the market.

Well, here goes nothing.

With that said, I've done some research on the market and found the following information helpful in my considerations for Phoenix that you might find helpful as well:  Demand for both buying and renting property remains high due to the city's strong economy and growing population. 

Same thing with Clayton Morris and any other well known operator really.