I have been told to stay away from lease options in Texas.

I agree that efficiency is a huge part of that equation, and the more efficient the PMC, the more they can stay profitable with lower fee structures.  

Way way too often Mrs. wants to stay, but realistically can't afford to stay with one income....and it is just a downhill disaster finacially the longer they stay.   

Success doesn’t come overnight, but if you stay focused and keep pushing forward, the results will blow your mind.Education without execution is just plain entertainment. 

The last time I stayed in one, I was charged a large cleaning fee and then met with a list of what to clean prior to us leaving.

Without my wife's direct involvement, I think some of our homes would have struggled to stay afloat.   

I’m open to exploring those locations since they aren’t too far of a drive.I’m leaning towards a SF property because I have $10,000 to put down, want to stay within my budget, and being new to this, I’d like to start small.

Are you looking to stay in the city? 

Stay away from these guys.

If you are not well capitalized, meaning you can not pay off the loan if called, stay away from sub to.