It was in a black area and I had a bunch of hispanic guys working. 

First let's cover the two black and white scenarios, then we will get to the gray area:Scenario 1.  

Julie Black at Starkey Mortgage was my mortgage broker and she was amazing!

@Jennifer Marshall floor n decore in Austin has 12x24 black granite tile $8 EA as well as precut granite counters for 3-500$.

(with any personal info blacked out)There is prepaid interest (from closing date to the end of the month), interest on the old loan until it's paid off, possibly a new escrow account for taxes and insurance, credit report fee, appraisal fee, title insurance (yes even though title is not being transferred there is always a new lender policy issued). 

It is not  a black owned business  but they sure do have  a lot of  black tenants . 

I imagine the margins are thinner, they take really great processes to stay in the black, and you really need to know what you're doing.I'm looking at a Missouri town, everyone I talk to there says there's a rental shortage. 

That's what we're working on now... one or two sources, same general requirements (stainless steel vs black, ice maker or no, top-down vs side by side, etc). 

I'd say it was money well spent saving yourself from falling into a black hole.

Its not easy  so step one is getting the know the area like the back of your hand and become a black belt at the basics which I outlined above.