I've learned its uncomfortable to put yourself out there, & it can feel like you're wasting your time when you don't see results right away.

At least with a warranty plan, you do not waste time price shopping or getting gauge by contractors.Small Team:  Ideally you have your go-to contractors. 

Thanks for wasting the bandwidth. 

My bank told me the rates they can offer are holding steady, but given the current environment we're all experiencing the rates are bound to change.If you're trying to ReFi from a 4.5% to a 4.0% don't waste your time.

You will likely never see this money and spending more time and money will be a waste of your resources.Hope you have a sizable deposit.I have been charging a large deposit or first, last and deposit.

I've seen many a person waste weeks, if not months, trying to do an undoable deal.

No do not waste the money on a second heating system.

A family member has offered to partner and bring 15-20K as a down payment, but in the Houston market I'm not sure that will be enough down to convince any lenders.Is there any point in investing the time to find an investor friendly lender, or would I simply be wasting both parties time trying to pull off the impossible, applying for a low money down loan with okay credit and poor personal finances?

I agree it's a lot of money, and if you don't use the knowledge and network, it would be a complete waste of money, but if you get to work and work the system, it can massively accelerate your growth. 

IF you do your research and you aren't just wasting their time--Find a structural house mover and go from there.