@Kole Kingslien  Guidelines for land contract:- Payoff of Installment Land Contract Requirements When the proceeds of a mortgage loan are used to pay off the outstanding balance on aninstallment land contract (also known as contract or bond for deed) that was executed within the12 months preceding the date of the loan application, Fannie Mae will consider the mortgageloan to be a purchase money mortgage loan.The LTV ratio for the mortgage loan must be determined by dividing the new loan amount by thelesser of the total acquisition cost (defined as the purchase price indicated in the land contract,plus any costs the purchaser incurs for rehabilitation, renovation, or energy conservationimprovements) or the appraised value of the property at the time the new mortgage loan isclosed.

For a fully stabilized property with a loan amount of 800-1,000,000 up to 6 million, then Freddie Mac or Fannie Mae small balance commercial loan is the best terms you could ever hope to get.

It's a sum of an interest bearing balance and a deferred balance. 

I know is going to be super difficult to rent to a single family due to the price and we cannot afford to have any vacancy nor losses.

We can typically model which loans are open and outstanding, and their balances.

I focus on cash flow and, while I'd love to find a way to get into DFW and other growing markets in Texas, the property taxes make it difficult to find anywhere near the cash-on-cash return you can get elsewhere.   

Since you're a real estate professional doing long term buy and hold and have over 70 units it's likely you'll see a huge benefit from cost segregation.The reason it's been difficult to get clear answers from the accountants you've spoken with is that cost segregation is not their area of expertise. 

As far as your student loans, most lenders will either factor in the payment amount on your credit report or 1% of the unpaid balance, whichever is more, into your monthly debt.

Newbie question: for a new investor thinking about his first buy, finding an interesting deal is difficult ... does it make sense to go to a wholesaler business like Sam’s?

It seems very difficult to me to flip from abroad.