. #2 many private/hard money lenders will consider furnishings if the deal, including the furnishings, falls into their deal box.Believe it or not, it might be easier to include the furnishings in the deal with a significantly lower down payment if there is other rehab work to be done.

Do you recommend using a general contractor, or would it be more cost-effective to handle it myself with subcontractors?

If rates stay high, do you think inventory will keep climbing, opening up even more deals for buyers who are ready to pounce? 

Reach out to @Alyssa Holbrook as she has a property she is trying to do it on now.

I don't know any lenders doing this other than possibly the VA (can anyone confirm/deny this?)

It really depends on what you are wanting and the goal of the purchase.

Pros/Cons, contacts even maybe, for instance how do you even acquire a loan like this, or is it the same as hard money dealings.

Do the math and the answer will probably be obvious. 

Asking to anyone who has experience, knowledge or connections in these southern texas markets, how has this or does it affect your real estate strategy and returns? 

That’s what our clients and us use it for.