If I can grow 80% or more of what I eat, I can pay for the other 20% with profits from selling good food to folks in the Valley.

Less expenses: Stop going out to eat so much, trade your car for a cheaper one, sell the $5000 golf clubs for $1000 ones, 1 vacation a year instead of 2 or 3 a year because "I deserve it", cut the grass yourself.I am being a little silly, but seriously get on a budget and see what you need to do to cut expenses or where you can work a little harder.

Eat Breakfast at Cafe Brasil in Deep Ellum, lunch at someplace in downtown Denison, stop for coffee at Sandwich Hag in the Cedars (Dallas) and then have dinner at Lockhart BBQ in Bishop Arts. 

I asked the clerk if it was common for the contractor to not show up and her response was...most have outstanding warrants and leins and won't come near the courthouse.Not sure what you are out but it might be better to limit your losses and eat the money. 

I could be somewhat flexible on age of the house, but I chose 10 years because if we are living out of state, we would need to rely on local contractors for repairs and capital items, which can be costly and eat up all your annual profit.

However, I feel like this 15-20% would eat into my profits too much but it would definitely make the whole process much smoother. 

Since they only require a minimum of 3.5% down it wouldn't eat up all my funds, which could be used elsewhere in other projects/rentals, and on top of that I could pretty much live rent free with even some positive cashflow.

I'll just eat the Capital gains and put money aside for next year 

If I like the applicant, I'll often eat the cost of a supplemental report.

my lender is willing to eat some of the fees to keep my rate.