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.  

However, you reach a point where you start paying a premium for the installation, as roofers have to use jacks & tethers to stay on the roof.Since a good quality, well installed flat roof system - even those installed 20-years ago - should have had a usable lifespan of 20-years (modern systems, well installed, should be expected to last 30 - 40 years), I would seek a new roofer.  

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.

Adds a good modern touch

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.