Like you said, I will devote more emphasis on evaluating deals, making more competitive offers, and doing my due diligence when sourcing a contractor that can parallel my goals.

Each may put more emphasis on different aspects of a deal to fit there lending box.

But if the loan doesn't allow an assumption, then use the correct mechanism for Texas to remove her from title.

Thank you all for the advice and information, to answer a few questions, i will be retiring and staying here in Tx, my current afsc is an aircraft mechanic.

My emphasis is on "recent". 

Hi, I need a surety company to bond a six-figure mechanical lien.Thanks

Next, if it's a contractor doing a large job (a GC, a foundation company, major mechanical work, etc), I would want to interview him, at least over the phone. 

Just this weekend I hopped on Youtube for a half an hour, fixed everything on my own and now because of Youtube, I feel like a mechanic.

However, each BP member needs to follow their own personal conviction regarding their risk tolerance, and put the mechanisms in place to alleviate that risk. 

Fairly cosmetic rehab incl roof replacement and mechanicals, $40K budget, done in about a month and a half, and now am moving towards placing into property management and flipping out of my rehab loan.