(Local banks in the market I'm targeting offer about the same rate).If I bought all cash, would it be possible to refinance at a better rate after establishing a record of income from the property?

But I may also not be your target audience.

Would you look for a flip in Hyde Park or target multi-family down south in San Marcos?

Education is key.My only suggestion, is targeting property owners a bit more specifically (if not already).

The Agent you want to target, is THAT agent.  

So if you have a house rental in Texas you really get pounded with high taxes.Where I am in Georgia we pay about 1% in taxes so if you have a 200k house the taxes are about 2,000 a year.    

When you are looking to buy a home via owner finance you want to target homes with no mortgage on them as the sale can activate the due on sale clause.Also look up the term "Subject to" as that has to do with the seller keeping an existing mortgage but selling you the home.

You want a firm handle on both rehab and remediation costs because your target buyer is a rehabber. 

But rehabbers are our target market and they need it vacant anyway--so we solve problems.If I were living in half a duplex I'd be happy to have the extra cash flow from an existing tenant.

Finding sale comps in Indy that are 1 mile or less away from target in last six months is challenge.Purchase Price: $52kRepair Estimate: $40k  Projected holding time: Max 90 days or lessComps: 1. 3/2 sold Feb 2015 for $135,000 (0.4 miles away) 2. 3/2 sold June 2015 for $199,900 (1.1 miles away)3. 3/2 sold May 2015 for $189,900 (1.7 miles away)ARV: $174,993 - $30,000 required profit = $144,933 - $40,000 rehab = $104,933 - $20,880 realtor/holding/points/closing = $84,053 MAO ($32,053 below asking price)Below is a conservative ARV based on $164k median home values in Millersville:ARV: $155,000 - $30,000 required profit = $125,000 - $40,000 rehab = $85,000 - $20,880 = $64,120 MAO ($12,120 below asking price)Any advise/insight would be appreciated.