@Chris Mason I have seen many places online that seem to think it is not an issue to co-borrow on a regular FHA loan..https://thelendersnetwork.com/non-occupying-co-borrower-mortgage-loan/https://themortgagereports.com/ask/285/parent-with-current-loan-borrow-occupant-for-childs-fha-loanAm I just reading these wrong?

But when I went to get a mortgage it came up: $2600 / year (non owner occupied, which pay the highest rates).A quick call to any insurance company can confirm the flood zones

The lease might say $1,000/mo rent, due on the first, but they had a verbal agreement to pay on the 14th, and only $750. 3.

The SEC is a significant enforcement agency and you want to be on the right side of the law.Make sure you know the rules around contacting accredited and non-accredited investors, rule 506(B) and 506(C), and multiple other solicitation rules.

Location limited to Texas, in or around cities like Victoria or Corpus Christi (not expensive MSAs like DFW, Houston, Austin).No particular asset type in mind, could be anything from retail to MF to warehouse or other.Renovation mostly non-structural, although upto 20% structural should be fine.Is there any particular asset type that typically requires major renovation?

Can a purchase agreement between a buyer and seller be deemed non-binding if the contract was signed after the date and time stated? 

If its pure verbal, it wont hold up in court.....Proving they cracked the tub due to negligence may be much harder to prove....

SC due to the high tax rates for non-owner occupants in SC.

@Eileen Mazza property taxes in SC are cheaper for owner occupants but NOT non-owner occupants in particular counties in and around Charlotte. 

There's no qualification to have owned before in buying a non-owner occupied investment property.