The new figures indicate Texas is still in the midst of a population boom, with the state adding over 2 million new residents since 2020 when the last official decennial census took place.

I would figure out what your goals are. 

I figured lowest money out of pocket was the best way to go, and in this case FHA would provide the lowest downpayment.

@Thomas FarrellRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

If so, it would make sense to figure that out first before deciding on a specific area.

What would your do to figure a proforma that supports and offer for a profitable property?

I'm trying to Figure out how to make this potential deal work.Seller wants to sell but not right away because they still use the house for some income. 

It will have to go thru township's approval, but I need to figure it.

The best way for you to figure this out is visit the platforms and explore their free trial (if offered).

Trying to figure out shortcuts will land you in the pokey.