Lipstick treatment plus full basement and master bathroom remodel.

The house is a 3/1, just over 1000 square feet, and we are planning to make it a 3/2 by adding a master bathroom to the back of the house into the back yard.

Multi-treatment where necessary on the concrete slab, as well as in the master bathroom, which was a bird catch.

Also many of these lenders are using LOC from huge funds and they have their Marching orders all written in their master credit line agreements.

You may have mastered all the techniques, both basic and advanced, but if you aren't sure how a new market might differ from where you know, arbitrage offers a way to learn without a long-term, expensive commitment.

And finally they want success in real estate investing skipping the necessary years of experience, capital accumulation and mastering  lessons regarding real estate principles, law, and finance, by paying a “mentor” (guru) for a 3 day workshop and continual “mentoring”.  

Have you considered the potential of utilizing the "asset island" method for primary ownership of properties, and than via NNN master lease to individual operating LLC's for business monetization use? 

I mainly bought the large house because I had 3 three friends graduating from med school and masters programs and were getting jobs in / near the city. 

Your focus on location and terms over price resonates, these are often the most important factors for long-term success, and it’s clear you’ve mastered that.I also appreciate how you made small improvements while living in the properties to increase their appeal as rentals.

Finisar I believe is some kind of apple product assembler....they had moved the plant to Malaysia about 5-6 years ago, but recently moved it back, another local hospital Wilson-Jones in Sherman, two colleges Austin College is 4 year and has a couple of Master programs.