I get their name from the County or probate or whichever list you are working on and then skip trace the names/address to get phone and emails.  

Otherwise, go for whichever one happens to be the most killer deal at the time.

Which ever gives you the highest LTV.

Now to purchase this home they require a down of 5% or 2,500, which ever is greater.At that point do you have to get a mortgage on the balance in order to Rehab Reno Re-finance?

They process payments, send statements, manage the escrow/impound account, provide collection efforts on delinquent loans, ensure that insurance and property taxes are made on the property, handle pay-offs and assumptions, and provide a variety of other services.loan-to-value (LTV)The percentage relationship between the amount of the loan and the appraised value or sales price (whichever is lower).lock-inAn agreement in which the lender guarantees a specified interest rate for a certain amount of time at a certain cost.lock-in periodThe time period during which the lender has guaranteed an interest rate to a borrower.marginThe difference between the interest rate and the index on an adjustable rate mortgage.

(iv) If Buyer is unable to obtain Loan Approval after the exercise of diligent effort, then at any time prior to expiration of the Loan Approval Period, Buyer may provide written notice to Seller stating that Buyer has been unable to obtain Loan Approval and has elected to either:(1) waive Loan Approval, in which event this Contract will continue as if Loan Approval had been obtained; or (2) terminate this Contract.

They are usually obligated for the remaining term of the lease or until a replacement tenant is found, whichever comes first.

Which ever source you are trying, you need to do it for at least 6 months.

I imagine you might have apply one of the proration options if required by TX law, which ever one most favors the tenant.

Brokers are best-suited to look at the specific situation and find you the right fit, not just whichever lender says "yes" first.