At this point I am using Mass Save not to convert to gas, but to replace my oil fired unit with another one because the quote I got was for $6250.A little over a month after buying this property, I have paid another $5950 in cash, and took out a 0% interest loan for the other $6250 over 5 years in unexpected but necessary expenses… Please don’t take this as me complaining, because I am not.

I am using private money from an investor partner for the initial purchase as well as the rehabilitation. 

Current Real Estate Tax is $2837 (I am using this number). 

This option didn't exist for me 2 months ago.But a woman I met for one hour suggested me to invest in a property she was working on.And here I am, 2 months later going to sign my first deal in the tough market of Huston.I am concerned of getting into a business where I don't have connections and the mentality is different from what I am used to in my county (Israel).Fortunately, I met a few wonderful professionals who were patient and generously willing to help.And after submitting a few offers that were snatched by faster and more experienced investors, I've got my first YES.Now I'm in the game.

Not that I have my feet under me and some experience I have some partners who are providing capital while I am using my experience and contacts to locate, negotiate, rehab, and manage the properties. 

I like my title company to be totally in the loop on the agreements I am using and able to quickly tell me if the title is so bogged down the deal won't get done in a reasonable time quickly before I spend time working my buyers only to have to pull out.  

Which means I either need to offer less on the purchase price of the home when I buy it...or just eat the costs of the better windows I am using. 

I am using private money lender so its more flexible and they are providing the cash for reno which is why I'm thinking i need to do this asap so i can refi asap and pay off that bridge loan.But what about the existing tenant that is about $600 under market value for a 4 bedroom unit?

With that - I have to present them with some general terms i.e. what I want .... however, I have zero reference, I am used to getting paid commission or points, not a portion of the profit. 

I am using a reputable company to do some work for me under 5K.