The posts that indicate to get an unofficial appraisal from an RE agent is good advice and RE agent appraisal should be free (or worded better, provided in hopes of attaining good-will so that if you list your RE in the future you would consider listing it with them). 

Prices have run up the past couple years but with your budget, there may still be some attainable deals.

Tonight myself and my potential partner will be meeting with a very successful real estate investor to basically interview him to find out what steps he took to attain so much success.

Normally I'd start with the bank that I already held my savings/income with.The loan terms you attain can make or break your cash flow.

If you really want something you will make the time to attain it, even with a lot on your hands.

I did not consider that I cannot attain a refi.

@Devin Bost, adding on to the other posters, your best bet is to attain a local architect to assess the existing property and develop a zoning and property analysis even if brief to inform you on the conversion/variance requirements. 

That's certainly attainable in the San Antonio market.

I'm even thinking of flipping my mom's house because she wants out so she can get something smaller, but can't afford the repairs.I don't know what my first deal will be, but I'd like to do it with as much knowledge as I can attain beforehand.Thanks again!!

It seems more secure to me, and more attainable to be successful at.