People are tired of being cold and not having as much opportunity so they're leaving the northern, western and northeastern states fairly quickly.

Something I'd be concerned with is seemingly every hurricane in the Western Gulf of Mexico goes through Beaumont.

New jobs are coming to the area in quick fashion, and there is a ton of new commercial investment as well. 

I don't see developers, restauranteurs, and investors putting their money in Inglewood in the same fashion.

Working with New Western.

After 12 months I can do this same program again and move into another property in a similar fashion as this? 

a contract with the realtor, they have a right to be paid, one way or another (they can put a lien on the house, if necessary) -- so count on that coming out of the proceeds in some fashion - can be paid by you, or the end buyer, or even the seller (typically not the case in a 'wholesale' transaction, though) If you have put down EMD, you can assign it to someone else for the same, or higher EMD -- and you will probably be 'reimbursed' at the closing.  

Hey @Sebi Ardelean - I have a GC that I do a lot of work in the city with that also does work in the Western suburbs.

Scott, what states do you lend in, I see it says "National", does this include Western New York area?

Otherwise just do it the old fashion way..