One thing to consider though is the strategy you want to employ when rehabbing properties for us our strategy is as follows:rehab any large cap ex issues in the rehab phase of the projectMake the units a little nicer than the competition to attract above market rents Ride the cash flow and lack of cap ex related repairs for 5-7 years and then take all of the equity we captured in the rehab phase and sell. 

Think of it as flipping "cash"...using the properties as the vehicle your cash is riding...in and right back out of these deals (with friends).That is how money works...and it follows Golden Rule #1 of my 2 Golden Rules of REI:"Under no circumstances, ever, for any reason or rationalization, ever....EVER,...Spend your cash.  

Hello,I am trying to purchase an operating guest Ranch (not a working Ranch, but a place guests come to stay, ride horses etc). 

I assume Texas is similar in this fashion to all other states.

I am working to make this my new career and just enjoying the ride. 

Its a little ways out for @Bartow Church coming from Brooklyn but it might be worth the ride for you.  

If you structure your owner financing well enough, you'll want to ride that thing until the wheels fall off!

I have already learned so much, and look forward to my ride now.

The best way to find people willing to sell their homes is good old fashion marketing.

We've had decent luck doing good old fashioned networking.