I can also connect you with my brother in law who's an agent/broker and is very investor friendly. 

My name is Carlisle, but friends and family know me as Mike.

I am looking for recommendations for best financing options.The owner is considering financing it, but until they agree, I am planning as if they will not do so.The local credit union I use, who is very investor friendly, is unable to lend on properties larger than 4 units right now. 

Hopefully your state is landlord friendly.

In Houston, you can either invest locally or explore strong Texas markets like San Antonio (affordable duplexes, strong job market), DFW suburbs (duplex-friendly zoning, growing economy), or Houston suburbs (Spring, Cypress, The Woodlands for good schools and tenant demand).

Memphis has been a hot market for investors due to its affordable property prices, strong rental demand, friendly landlord laws, and steady job growth—all key fundamentals for cash-flowing investments.As an agent that always works with out-of-state investors, I know how crucial it is to have the right team in place.

@Juliann MoralaA GC is suitable for estimating rehab costs, but consider hiring a property manager or investor-friendly realtor for unbiased opinions.Video Walkthrough – Have them record a wide-angle video of the interior and exterior to capture the whole condition.Floor Plan Mapping – Use an app like MagicPlan to create a detailed floor plan with measurements.Major Systems Check – Roof, foundation, HVAC, plumbing, and electrical—any red flags?

Top searches at our beach place is pool, then pet-friendly, then water view, then water front.

That said, everything I read and Realtor friends I speak with confirm that sales are far and few between in residential housing at the moment. 

Here are some key things to consider:Find a Sub-To Friendly Title Company or Attorney – Illinois is an attorney-close state, meaning real estate closings are typically handled by attorneys, not title companies.