I have been to the DFW area a few times but not specifically to these northern suburbs, but I know that DFW is one of the fastest growing metro areas in the country with a robust economy, and I expect it to keep growing.

Denton County offers opportunities in suburban and college town markets, while Grayson County provides affordable entry points with cash-flow potential.

Both Conventional loans and DSCR loans can offer this flexibility, depending on the specific scenario and borrower qualifications.

I've done a few deals where the bank offered purchase + rehab funding up to 75% ARV, and then it converts automatically to a normal mortgage loan at the end of the rehab. 

Offered 3k in holding and moved quickly What was the outcome?

Look at the amenities offered by top-performing properties in your area and aim to meet or exceed their offerings.  

.: Quote from @Stepan Hedz: Phoenix, AZ, offers a young myriad of options for real estate investors, particularly in the distressed sectors.

I'm not familiar enough with RDU to give you specific areas or submarkets. 

@David Oh you can either offer a bonus based upon specific KPIs or based upon profitability.

If she accepts the offer, make her sign and you both get a copy."