So, generally, they'll talk to you with rose-tinted glasses and have you drink the cool aid.It doesn't mean you can't find a deal though.

So it's a pure expense.

You don't need to use pure white - actually you can use any color, though lighter is easier - but you do need to use a paint brand and color that's not going to change.

The biggest challenge seems to be finding lenders that offer these loan products which is where I’m looking for help from the community with recommended lenders that serve Texas.The Fannie Mae (or Freddie Mac) options are preferred over FHA purely because of the (perhaps perceived) limit on renovation funds that the FHA option provides.

I was told that they can do it as low as 5.75% for 12 mos, no docs just purely asset base, no prepayment penalty.I am new to this.

It is purely clickbait.Find yourself a market that you are interested in, learn as much as you can about that market, and find your deal. 

In south Florida, there are a ton of free RE networking events where contractors, agents, mortgage brokers, etc all meet for drinks etc and I have found this to be a great way to find good people in the business.

Stop hanging out with your deadbeat buddies who spend all day drinking, talking sports, and otherwise wasting away.

"Holding onto a grudge is like drinking poison and waiting for the other person to die."

So someone who is looking purely to maximize potential return (and has unlimited time) is unlikely to find this a good fit.