Although I've tried many methods, the one that has given me the most success is sending out blind offers to owners. 

You seem to have a very solid plan of action as evidenced by your post.What I did when starting out (and what I do now) is send out blind offers to owners directly. 

= $850K; new house:lets say 900K (I know I always have some upgrade and add the landscape cost, window blinds, etc). property tax: old house: 7500/yr, new house: 12000/yr (add mello roos).

For one unit that had 8 windows where the blinds were changed,  they had charged me for 36 blinds. 

If you don't live in the city you will be making blind decisions.

With the number of people from out of state that will blindly sink money in DFW it’s hard to find anything that cash flows.You can rent a 3 bed 2 bath home in Plano, Frisco or Little Elm for 1500-2000.

I've heard of (1) another investor who has private lender financing to fund 100% purchase price + light rehab + furniture with 5 year term at 10%, (2) someone else who has an institutional line of credit for similar projects at 7.5%, (3) another investor who was able to raise a blind 10 yr pool of money for corporate housing properties at 6.5%.

Wholesaling: ask if they do double closings, blind HUD's, will they work with whatever purchase agreement you have drafted, how quick are they able to prepare title for closingFlipping: every title company should be able to handle flip salesBuy and Hold: every title should be able to handle buy and holdLease-Option: ask if they handle lease options contractsI hope this helps @Destiny Loggin

But the banks dont blindly do 80 LTV they also wil take into acct ur lease.

Ensure the home you are looking at has blinds or “Rolladens” to close during the hot summer days.