The high property taxes and insurance in TX are cash flow killers.

In a D class property, assuming you got a killer deal on the job, I would let it ride.  

Mold remediation is remove everything you can, spray with killer, seal with an encapsulant.

$5,000-10,000 wouldn't be a deal killer but if I start to get over $15,000-20,000 that could definitely hurtTLDR: version is I'm buying a property zoned commercial with current residential use, property will be remodeled commercial, change of use will be filed and I have no idea what impact fees will be.

I am first narrowing down on a few States, then get to counties, then to cities and then to neighborhoods - leaning a lot toward the SouthOnce I have narrowed down a few cities/neighborhoods, I will look for realtor agents in that area primarily through BiggerPocketsIdea is to identify a killer agent with whom there is a connection.  

Liability issues/insurance will be a deal killer.

You can definitely start with no money if you find a killer deal.

Yes, HML are expensive, but if you use it to find yourself a few killer deals, that should produce enough cash that you can start rolling it down the road on your own deals.

My plan is to hold it as a rental, but the flood insurance premium might be a CF killer. 

A portfolio loan is possible but those HOA fee's are killer looks like the numbers might not work as is.