DarayIF this is your first one, and you are certain about the quality of the deal, find another experienced syndicator to partner with and give them most of the deal.Am I right that you are asking for people to step on an 18-20M deal? 

Take a step back at evaluate how our generation functions.

I wondered what the response on BP would be for an initial rehab estimate.So if any experienced rehabbers wouldn't mind giving their estimates on how much a full rehab of this bathroom would cost. 

Great to see you take that first and maybe most difficult step in real estate investment: reaching out on BiggerPockets.

I might add, when I was trying to sell initially (at a loss), it was not yet converted to a rental property.  

Fortunately I took a step back, implemented a number of things that would conserve heat and water, and I am far better for it because the old costs were built into the rents.Now, I live in a house whose water is controlled by a utility and I receive monthly bills like electric and stays with the tenant.

First step is to look at the lease since you have a non-standard, possibly non-Texas lease.

I located the buyer, he is flat broke and has no way of paying his loan payments. if a initiate a non judicial forclosure do yes the house go up for auction on the courthouse steps?

For now I'm just including them in the initial contract so when we flip it there will just be an assignment fee we split as agreed.

This is a valid method of investment for those who lack the initial capital themselves and who have issues getting a loan from a conventional financial lender.