NURTURE THE HELL OUT OF THOSE LEADSConsistency is key with this strategy and yes it may take a week or two to start seeing results but committ to the process and it will not steer you wrong. 

You were able to do everything quickly so your carrying costs were only about 2k.

The properties we currently have under contract will be purchased with commercial bank financing and seller carry back financing for 10-15% of the down payment.

Hard money lenders many times will let you invest in their short term debt.. ( these are commercial purpose)One thing I get a lot of is direct mail.. its exactly the same method that real estate wholesalers use.they search public records.. get lists of private owners of notes.. ( usually the target is a seller carry back) and then they blast out direct mail offering to buy the note from the current note holder.. the pitch in 99% of those is all the same  same buzz words..

You will have to carry both.

Also, on our taxes last year we had some losses that we couldn’t use that are going to carry over.

@Jared Carpenter $700-750 with tenants carrying utilities for this particular area.

Do you carry flood insurance on a long term rental regardless of where it is in Houston?

This is not an owned home therefore I don’t believe the rights of spouse, significant other carry over.Tell the husband to immediately call authorities and you as landlord when soon-to-be ex-wife tries to re-enter.

Carrying costs on improvement loans?