We have talked to both existing lenders who say that transferring the title will trigger the DOS clause and while I don't expect them to hang out at the county recorder's office or do searches on a regular basis, it does bring into question the whole topic of insurance.

I actually have seen where portfolio lenders advertise using one property as down payment on another, but have not experienced this, and when I have spoken to their loan officers, generally do not get an answer on whether they would actually do it.More importantly, you will learn that even with a cash-out refi, you will likely not find anyone who will lend more than 70 - 75% of appraised value, and with the cost of the loan, it would likely not be worth it to you for the 10 - 15K you could potentially take out if you currently owe 60K on the 1st mortgage.  

You might consider using a taskrabbit or fiver - compose a list you're interested in, either from driving for dollars or from that horrible list from the assessor and then give it to a taskrabbit - pay them to go down to the assessors office and manually look up the address - that is what I'm working on now because I have a 8-5 gig: if you have time during the week then you can hit the office your self.

Roi obviously depends on what area of Houston you buy in but 9-12% is not unrealistic on single family rental properties under management here.From talking to clients from California and talking to the guys in our LA office, its borderline impossible to find rental property with half decent returns out there.

You should look at going to your local tax deed office to purchase tax certificate s or tax deed properties.  

I called this morning at 7:20 not expecting to reach him (his office doesn't open until 8) but he answered. 

I use a state and federally licensed RMLO so I am SPECIFICALLY complying with both state and federal regulations.I was a licensed loan officer until I gave it up during the crash as it was a waste of a license when no one wanted to buy. 

I know traditional banks usually don't do these and I've tried a bank in Raleigh NC but the loan officer stated that the chief executive wouldn't allow them to do this type of loan this quarter due to the amount of properties they've had to take back by foreclosure.

I am fairly new to investing however I have 6 years as a realtor and 3 years as a loan officer.

No different than an office visit you pay for at a doctors office, our expertise and education in the trades is a value to most sensible investors.If basic principles are applied during pre-construction, 9 times out of 10 everyone will walk away feeling good and most importantly with profits earned.