Thanks @Jason Bott do you know of ones that may cover the same in Texas? 

But I'll never know unless I ask! 

@Zack Whiting We don't know your experience but jumping into auctions is not the easiest path for REI.

I know thats a contradiction, but a matter of growth. 

I know there's seller finance and "B" lender that are good for the short term, but if a balloon payment is due say in 5 years, there's no guarantee that my DTI would be in a better place then I'd be stuck without funding. 

For those who don't know, you can sell your collateral if the price triples and you are now over collateralized.

Let me know how I can help you get connected with contractors or anything else you might need

If you want to connect and chat about the area sometime, let me know. 

And knowing is only part of the equation.

My buddy just got burned by someone borrowing from multiple people where the others weren't aware of each other and they thought they were the only one lending, etc.It all comes down to how well you REALLY know each person in the deal, and then, "do you REALLY know them?"