@Thomas HaregotI'm a big fan of league city ( though it sounds like you ate going after Houston properties ).

On one house I have they left the trusses alone, but ate away all the 1X3 ceiling furring strips nailed to the bottom of the trusses, turned them into swiss cheese i can crunch with bare hands. 

Maybe, in this case, the lamb ate the wolf.

It was just over a 5 cap, 2.8% Cash on Cash, brand new and fits my investing profile to a tee.

Someone who was in my shoes, now have the system down to a tee, please help  and maybe some hands on experience in pursuit of my first deal.  

, a very frugal lifestyle and saving every possible penny for over a year now (ask my kids when the last time they ate anything I didn't cook was) and a 401k loan. 

If we ate more meat I'm sure our bill would be much higher.

From what I have seen and continue to see, it's as if someone wrote a book on conning and pressuring people to spend money on EXTREMELY OVERPRICED unReal Estate training, and almost all the BIG guru's  follow the plan to a tee!

Until all of those criteria ate meet, I continue to proceed with applicants.

We did fix all the issue as per contract, and below is the break down of expenses.Purchase Reo 33,500 (bank listed 35k but I knew ac unit was bad)Roof 4,500Ac Unit 1,975Duct work 300 (found when replacing ac unit that rats or squirrels ate the old duct)wood work on soffit 417.The rest of the expenses included water, electric, insurance, and garbage that I am just going to add into the total cost of expense.