Let's also presume the property is in a healthy market and decent location and the wholesaler wanted to sell it to me for $100K...

So over the last 20 plus years, my wife and I are proud to have very modern and healthy units.

I'm no expert at this point, but it seems healthy to ask the hard questions. 

Yes, they're very high in TX, but as long as your property is rented, what really matters is the differential between the rent ratio (which is healthy in TX major markets) and the tax rate, plus the relative rate of insurance, maint,, and other expenses.If I was moving to TX w/RE investment and a better quality of life as key considerations, I'd give San Antonio and some of the nicer surrounding areas (Boerne, Helotes, Alamo Heights, New Braunfels, etc.) a hard look.  

Numbers are still positive, at a slower growth rate than previously, but still healthy.

I know I was pretty bummed about the entertainment / meals changes which affected anyone with an LLC etc...so I just want to be less shortsighted and felt like this *could* be a place for a healthy conversation.  

So maybe look for areas with limited new development, but healthy remodeling/improvement.

This gets us on average 3 healthy margin deals per month.

I used be a general contractor for about 10 years, and because of my health I can't do as much physical labor as I used to.

I'm not at all worried about making payments as I trust in my ability to produce income and I have a relatively healthy savings account for a downpayment of 3-10%.The lenders I have spoken with are saying that without a full 2 years of self-employment and tax returns, there isn't even a chance for traditional homebuyer financing.