As for your situation @Rocky Griffin, find out what you can from the public record and have an open and honest conversation him about the circumstances that led to his arrest.

Hard money is designed for business use or non-owner occupied?

With Texas being a non-disclosure state, sales prices are not public informationZestimate- Worse than a guess

In the past late fees turned to non payment, turning to evictions.

I would contact an attorney ASAP and start the eviction process for non payment of rent.

IE- more stable income, more tenant references, and the biggest reason-they are willing to pay an additional non refundable fee for their pet. 

I would suggest looking at neighborhoods around that area -- for instance, Port Richmond is a NL/F "lite" area a bit north, but rents are up and home prices are not (non-new construction).

Meaning you can maximize your one time chance of buying a property with 96.5% leverage via a government subsidized loan - Considering the two above over the long term if you buy a multifamily you will have: 1) Created more equity via loan paydown and appreciation2) More cash flow and stabilityIn my opinion you want to go as big as possible when doing FHA.

I️ assigned a property to an end-buyer, and he signed a contract to pay a $750 non refundable earnest money deposit.

See how nice and helpful people can be when the situation is correctly stated :) @John Andruszka   SO Ya your next step is post pay or quit then file for non-payment, eviction, she's not gonna pay you a dime. is my bet and I bet I'd win that bet..You have no guarantee she'll pay rent, you've given her 2+ extra weeks to move..