As a single dad with bills to pay and a son to take care of, this setback hit me hard.Despite the challenges, I'm not giving up.

I can offer insights on both single-family and multifamily properties, including how to start investing out of state.

I have been looking at high single for SFR BTR. 

But i do have a decent amount of equity in my primary home and some money in my retirement account. 

Hi Jofre - As others mentioned, credit is one of the main factors taken into account for a refi.

I own a few single family homes and have always communicated via texts, emails.  

I do not think that is a good idea. you paid Income Tax and FICA based on $20.5K on schedule C, your net income probably only left $15K (15.3% self-Employee tax + 10%+ Income tax), and you can only contribute 20% of your net income as "Employee" to 401K, that is only $3000. even you can contribute another 20% as "Employer" contribution to 401K, then you need to maintain 2 separate 401K accounts. 

So far, I have saved about 50k and i want to buy my first single family house rental property in Texas.

Let me know what you'd do different, what I didn't account for, what you'd change, Thanks!!

Next, decide on the type of property you want to invest in - whether it's a single-family home, a multi-family property, a condo, a townhouse, or commercial real estate.