https://www.biggerpockets.com/forums/95/topics/174085-if-you-have-or-need-flood-insurance---fema-raising-fees-and-rates-april-1-2015Keep in mind the increase in fee from $25 to $250 may not show on those units if the flood policy renewal period is between today and March 31 2016.Also, I use some specialty flood programs that do not charge the $250 fee. 

There seem to be some good deals but the only thing that concerns me is that Texas has a "right of redemption" period of up to 2 years.  

After the home has been listed for a period of time, it becomes open to all buyers.  

So keeping the $10,000, charging $200/month above average rent and losing responsibility to maintain the property during the option period is my worst outcome. 

This would be coming from your LLC I assume.The reason I ask is because I know there is a period where you jump to REI full time and are too small to justify loans just based on your experience alone.

I don't believe they will insure a vacant house for an investor anymore for any extended period of time. 

DHM can claim improper ARV calculating all day long and string out the process for the 6mo period and then what?

The latter would kill the deal, so I am curious to know how to determine this while I'm still in my review period.

Real estate has improved considerably from its darkest period of 2008/09 and likewise so has the work contractors find.

If you're talking about a 45 or 60 day closing period somebody is far more likely to shop your price around before they sign on the line, to get a good deal be prepared to close in 10 business days.