Trying to look for a better option than putting 25% down on it since rates are good.

Since Real Estate is all about leverage, you can do a far larger deal than a potential $200k investment or a $100k gain if you did a deal yourself. 

Thank you so much Denise for your insight, I sincerely appreciated it.

I wouldn't personally choose this model in Houston, as a more down-market clientele would be more expected since rents aren't that bad and with them comes the kinds of problems that you don't want in an unattended rooming house. 

@Albert Bui @Matthew Kwan this is very sincere advice and bit abnormal in biggerpockets hahaha, good advice !

I needed something turnkey I could sell my wife on for our first investment since this was long distance. 4.I also needed better terms to make the deal work and have a little cash flow since rents in the area are low compared to recent strong growth.

Most of the time a sincere apology and "this won't happen again" can solve many problems.

If you know of such a company or if you know of a project manager that can run a project with subs & get the same results...I'd deeply appreciate a referral.I sincerely hope all of you are finding success in your investment careers; thank you ahead of time for any referrals !

Sincerely, Mark 

Everything to make the seller interested, and for you look like a bona fide buyer. emails or phone calls just discussing numbers are not sincere.