@Patrick Daniel thanks for the encouragement. i think the competition is increasing because as we approach the summer time, it'll be difficult for me to be competitive. i think i'll be more aggressive come sept-oct. that said, i know i can't use the traditional 70% rule since i'm not going full rehab and rather going the route of livable+small rehab.after hearing a few podcast episodes of bigger podcast, the double close made more sense and jotted some notes. the wholesaler/buyer's list route will require more research on my end especially as it relates to those with a conventional loan. great point to bring it up!

I'm no expert on borrowing, but maybe look into a different product like Fannie Home Ready or conventional with 2% more down.I became a seller-financing master because of what you're facing.

As long as you have access to a lender after your 10 conventional loans, the only thing limiting you is your ability to find deals.

Going conventional financing route for the personal residence. 

I recommend a detailed inventory using pictures and videos. 

Difference is only $2k compared to conventional agents (6%).

Not having any or enough funds to buy and financing a property by a conventional lender would make it almost impossible to get a loan from a Bank. 

They way they talked they have done for years or have huge inventory.

Explored house-hacking a MF but I haven't seen any ~$250k / $300k inventory from SMU up 75 to McKinney.

You could do a conventional loan as owner occupancy but you’d still be in a grey area.