Keep in mind, though, that each lender has their own criteria for how much future potential they’ll factor in, so it might come down to some skillful negotiation and presenting detailed projections that don’t feel like puffery.Just be careful not to come off as overly speculative…lenders tendd to shy away from what sounds too good to be true.Anyway, I’m curious.. have you spotted any other investors in Gainesville facing a similar refinance puzzle and what kind of terms were they able to secure? 

If you don't mind, could you go into a little more detail?

Not sure if its "too basic" but its where my mind goes.- I'd start with the end. 

Nobody in their right mind is lending 90% on investment..Sell the thing or bring in cash. 80% Max LTV.

These questions come to mind for me: Is your credit card limit large enough to fund the purchases and rehabs you are considering?

We told people that they should make up the minds quick with so many people interested.Afterwards we figured we maybe underpriced a bit but got it rented.

Make sure any lease agreement you use complies with Arizona's landlord-tenant laws, including required disclosures (like bed bug information, for example).If you're unsure, consulting with a local real estate attorney to review the agreement can provide peace of mind and ensure you're fully protected.

In my mind if you need to borrow money for these kinds of services your simply under capitalized and taking on long term financial risk. 

There is no greater wealth than peace of mind - Buddha -I hear you and exited for the same reasons. 

I'm trying to start off with something closer to Houston as my first property, but will keep College station in mind for the future.