If need be I can drive to San Antonio to pay earnest money but Houston is a bit out of the way.

You might be capped income wise though as many programs require you to be no more than 80% of the median income for the county.

1.Subscribe to the BiggerPockets Money and Rookie Podcasts2.Attend the FREE WEBINARS3.Attend a Meetup in Your Area / virtual meet ups4.Purchase the Beginner Books: How to Invest in Real Estate, Set for Life, The House Hacking Strategy5.Peruse the forums!

Ask why they're selling and what they plan to do with the money.

I'd like to add a legal bed and bath down there to get higher rents and bring the property value up, so that I can refi and get most/all of the money back that I use on the updgrade. 

Aaron - Looking for the best strategy to move the money from PR to U.S. whether that be a trust/RE/ or any other creative way to avoid a huge tax hit.

If I am able to save more money for a larger downpayment I will reach out.

That just costs you more money and time.As for how, just demand payment from any prospects before you run a background check.

Investors, (two of us) ultimately funded about 32% of the project with cash and additional money was raised from members of the local REIA, simply by word of mouth.

That is what led us to believe it would be easier to sell and turn the money directly over into a new build.