@Brady Speers - If you're doing a "Friends and Family" round you (probably) should not be offering them anything close to what you'd pay a hard money lender (HML), otherwise, what's the point.  

I believe that in general, this is a game for the deep pocketed, with good lawyers and the ability to lose a few rounds.

I don't know your area or numbers so I will use round numbers and you can adjust accordingly.  

If you're like me and prefer a data-based approach, Texas A&M's real estate center website is a great centralized, objective resource to look at some of the market trends in the Austin-Round Rock MSA. 

My company operates at close to 100% occupancy year round.

Due to already having 2 mortgages other places they can't get a 3rd mortgage and buy at this time.You can find out the Fair Market Rent for your area or any area in the country by going to a HUD website,  www.HUDuser.org That is the average rent figures compiled by survey of actual rents, so you can see what average rents are.For New Castle County:eff     $8451br    $10032br    $12113br    $15154 br   $1686 This tool is awesome assuming I can get a property management company to confirm the round about estimates provided on huduser.org this is very valuable.

House #1 is a brick house in a quiet neighborhood in MD (next to a round-about), with 4 on street parking spaces, and room in the back, only grade is out front. 

The problem I have had is that they do not come in the decora square style design, only in the round design, which I like less.That's definitely the easiest solution though!

My suggestion is to take your spreadsheets with you and start making the rounds of local banks/credit unions, refusing to take no for an answer.

Or round up some experienced, mid and beginners in Nacogdoches and build your own REI Meetup group.