(i looked at the previous owner lease no mention of pest control)The previous landlord changed the A/C filters for every unitThe previous landlord provided light bulbs.Is that common in Texas? 

There are definitely more owner-occ, seller carry rules now, but I think you'd be ok if you run them through an RMLO and do 3 or less per year.  

At one of the sites the guy and the previous owner were married so he managed the property.

Make sure you know your investors won’t go behind your back and contact the owner to buy direct.Your wholesale fee should be subtracted from the 70% the amount is really whatever you desire.

This is the property owner's right of redemption, and it typically last no more than 90 days.

It doesn’t show if you are looking at the reviews as an owner (that’s still 5 rating) but if you look at the properties as a guest, it converts it to a 10 point system.  

There are a ton of local banks around me that offer owner occupied low downpayment loans but are portfolio lenders for these types of products meaning they hold the loan in house.

Granted, the owner was a total slumlord and refused to repair anything, but I'm confident that a large part of the issue with the bugs was caused by the tenants themselves. 

Example you are owner operator and it clears 200k a year profit so at a 3 multiple worth 600k about as a business.

I am in the process of exploring financing options for my first deal and I came across the idea of government down payment assistance grants.From what I read, these grants can be used to cover the down payment on a low money down loan such as FHA loan, which I was planning to utilize anyway since I will be an owner-occupant.Has anyone used this in the past?