All of this is assuming the property is dated and in need of those types of visual improvements.Always keep in mind you are much better off matching renovations of the higher price point within your area, but not doing more.

Section 34.03(a), Tax Code, is amended to read asfollows: (a) The clerk of the court shall: (1) if the amount of excess proceeds is more than $25,before the 31st day after the date the excess proceeds are receivedby the clerk, send by certified mail, return receipt requested, awritten notice to the former owner of the property, at the formerowner's last known address according to the records of the court orany other source reasonably available to the court, that: (A) states the amount of the excess proceeds; (B) informs the former owner of that owner'srights to claim the excess proceeds under Section 34.04; and (C) includes a copy or the complete text of thissection and Section 34.04; [and] (2) regardless of the amount, keep the excess proceedspaid into court as provided by Section 34.02(d) [34.02(c)] for aperiod of two years after the date of the sale unless otherwiseordered by the court; and (3)regardless of the amount, send to the attorneygeneral notice of the deposit and amount of excess proceeds if theattorney general or a state agency represented by the attorneygeneral is named as an in rem defendant in the underlying suit forseizure of the property or foreclosure of a tax lien on theproperty.

@Adam K. unfortunately because I'm still a noob in this area I wouldn't be able to tell you the areas that are up and coming but I know that some great living area is Riverdale and of course price tags will match.

I remember  reading something about making a deal with a seller and charging them a application fee or deposit but I can't remeber.  

Wholesaling is much more prevalent than others also markets were EM deposits are traditionally very low.I know in my deals around the country now banks and I think some HUD stuff they are finally asking for realistic deposits like 2 to 5k per deal.. that will thin the wholesaler ranks a little bit..

Please research us on Zillow, check out our facebook pages McCarthyRealEstateTeam and see if we would be a good match for you.  

We even list them in order of amenity matches.

Based on conversations I've had with lenders, I'm told it's important that the buyer's option fee be deposited and cleared thru the seller's bank account to meet lender requirements.  

I want to see if there is a local lender/banks that have a program where they would be willing to allow an investor to open and deposit $50,000 of their money into an escrow-like account, while giving investor a line of credit of $500,000 for real estate investments.Do anyone know of such program or have willingness to venture this route? 

Landlord using Tenants Security deposit will pay any fines not paid by the tenants on move out.