I've since heard a few lenders say that was hogwash and there is no such limitation, but we only found this out in the late stages of loan underwriting, so unless a lender has specifically funded a non-owner-occ co-borrower buying a 4plex using a 3.5% down FHA loan, I'd assume it is not possible (ha)

In a decent elementary school district (don't need the school for 2ish years). 

I admit I am in sort of a analysis paralysis stage where I just look at properties on redfin but never really took any action.

If you're just looking for staging without management i'd recommend Handy and hire a stager.Are y’all in San Antonio? 

If you're in the beginning stages of your real estate investing I would think of this as the perfect opportunity to get started in mobile home investing.

Your real estate agent should be versed in this stage and should be advocating for you when going back to the table with the seller.

I've bought a bunch and its been a primary way I got rentals until the market got really strong.. .You can buy foreclosures at different stages of the process, if its truly REO that means the whole foreclosure has ended and the bank holds title now. 

Is there anyone in the Houston area that is flipping houses in this economy/stage in the cycle?

Not at this stage of investing.

I am 22, so at this stage in my career im 100% focused on education and building relationships.