The reason I'm looking at Beaumont is because it seems to have a low rent to price ratio with a fair amount properties under 100k.

It seems like I could take $120k or so out of the Townhome to then use it as a down payment on another one or two.

No offense intended, and I'm not trying to antagonize, but your background does not seem to match with anyone I would want to do business with.

That seems like my best option as of now, but it seems hard to ask them for funding before I even have a deal or any experience.  

Spoke w/ some Invester-friendly relators there and they both seemed to say "Its very hard to get cashflow-positive property now and you can expect appreciation of 2-5%."

Just be aware that it could reduce the policy's death benefit if not repaid.Funding a down payment might seem daunting, but with a bit of creativity and resourcefulness, it’s entirely doable.

Tarrant county is so overlooked by landlord investors but it seems the list of large companies building large facilities with lots of employees on the Fort Worth side is never-ending.

I learned that April and May are seasonally slow for rentals, since most people seem to move in the summer, and also that the market here in Wesley Chapel, FL is a bit saturated with excess inventory from all the new construction activities in the area.Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

The one I use charges 8.5% a month, when there is a vacancy they get nothing, when they fill a unit, they get a set amount plus advertizing costs (not one month's rent which seems to be more common in the US), and when there is a problem they deal with it. 

Because if you can make a 50% down payment it just seems that it is better to invest in other properties requiring less cash