You also may want to look is the South Bend/Mishawaka IN area.  

I would recommend something in the Hudson Bend area or Apache Shores.

The key to working with wholesale DSCR lenders is to know what they do, what they need in the loan to do what they do AND know what they don't do or bend on. 

Since I work a full time job I have never been able to attend an action but I sent my wife to the Fort Bend Co. auction and she described the madness to me I her own terms.

Most of us with investment skills will bend over backward for a talented and serious new investor but there are limits.  

I would try and call some contractors around your area and get some numbers to run again and then get back to the seller and let them know of the added costs you would incur in purchasing the property and see what kind of deal you can work out so everyone walks away happy and if the numbers you each need to reach to make the deal a win/win are too far apart then is when you decide to walk away, but always do so in a professional manner as if you walk away on good terms there is a chance in a month or so if the seller still has the property he/she gets ahold of you and bends more to your number. 

They are paid off and updated so I'm just going to bend forward for now. 

Bend is known for its outdoor activities (skiing, biking, kayaking, rock climbing, hiking, floating the river through town--they just finished a standing wave park in the river for surfers, kayakers and floaters to enjoy) and for its amazing breweries.

As soon as they ethically and legally help a seller avoid foreclosure, and do everything they promised to do on time, the seller will turn on them and start complaining about some perceived injustice, calling them a con artist.If you can live with being treated like garbage by the very people who would have been thrust out on the street like vagabonds in the middle of winter without two pennies to rub together were it not for you bending over backwards and risking your butt to save them with an overly generous arrangement that’s better than 99% of other investors would ever consider doing, then by all means, go ahead.If the irony of explaining something multiple times in clear, direct language, and having them read and initial every paragraph of a painstakingly understandable, notarized CYA letter, contract to SELL, and Lease Agreement, only to be threatened with legal action because they claim they didn’t know they were selling their house does not make you ashamed to belong to the same human race, then proceed.If you’re going to do it, just know the following things:1) No matter how intelligent, sensible, and responsible you believe a seller to be, they will mutate into something else entirely the very second you advance funds and solve their problem, to the same extent, and with the same speed and ferociousness as Bilbo Baggins in the first Lord of the Rings movie.2) You will go from benevolent savior to despicable con artist within 1 week after closing.3) They will almost always stop returning your calls once you have solved their problem, which makes collecting rent or qualifying them for a loan more difficult.4) They will understand the terms of the sale and lease with 100% certainty, until the closing has occurred, at which point something which scientists do not yet comprehend alters the chemistry of their brain and supplants their true memories with false ones.

I just figured the listing agents were bending over backwards for me so they would get a bigger commission out of the deal.