Presumably the seller had a realtor? 

And those bank statements tell a story that would trigger an IRS audit if the IRS saw it, not because they're broke, but because they're good earners, but comingling biz and personal finances, presumably to write everything off and look broke to the IRS.From CoreLogic -- "The non-QM share of total mortgage counts declined during the pandemic and reached its lowest level in 2020, at 2% of the market.

I’m trying to bridge a gap here.My plan is to market to non-MLS SFR’s and make offers directly to the owners.I want to rent them out.I'm a little mixed up on the role of a RE agent and/or a RE attorney here, specifically to Texas purchase deals.Can anyone please take some time to explain to me the actual process of obtaining the contract forms (from attorney I presume??)

If you do, then yes, your title insurance should cover it, presumably under the undiscovered encumbrances clause.

You're probably looking at NNN nationwide I presume?

Presumably the 1st floor unit can bring in an additional $100 - $200 and perhaps more.  3 BR rentals in that town averaged $1600/month over the last 6 months.Purchase price $65,000.Condo association has $5,000 in reserves. 

It would be worth studying up on that technique.Because you know the area so well, presumably you have a solid understanding of which specific neighborhoods are most desirable (and un-desirable)--use that to zero in on properties in the most desirable areas.

I am in the process of renovating a rental property and I need to replace eight windows upstairs and one window in the basement.I have contacted four contractors to come on Monday and Tuesday to provide a price for installation as I presume I am better off supplying the windows myself, however this leads to a number of questions as my knowledge of windows is limited.The windows have wood frames but the windows inside the frames are aluminum.

I'm a Mortgage Consultant by day and I have to say you have not given all the facts in order to answer your question.What rate you can get is affected by a host of things like your credit score, exactly how much equity you have, escrow (no escrow), and the loan amount.If your current lender is willing to do the loan w/o a full appraisal, then I have to presume you are working with a portfolio lender (meaning your new loan will NOT be Fannie Mae/Freddie Mac).

The collateral for the HELOC is the house and presumably the lots.