CONTEXT-(30k in credit card debt, split between 4 cards, mostly in charged off status)(one vehicle loan that was charged off, is now caught up to current, not paid off, 50k original loan amount)(some card companies are contacting me trying to make a deal, so likely only have to pay 20k of debt off.

Purchase price: $95,000 Cash invested: $30,000This was my first rehab.

The owner seems unwilling to evict the squatter, but is willing to lower the price.

Hi Ryan,You can do a delayed financing to get a mortgage based on your purchase price.

In general, you will want 25% of the purchase price to buy the property, but you should also maintain a reserve to deal with unforeseen expenses like vacancies, maintenance, etc.Before you even begin, I think you should focus on a little education.1.

As you may know, Texas is one of several states that is a non-disclosure state meaning that real estate sales prices do not have to be disclosed and most often are not.

With the amount of capital I currently have I am looking at 450k - price range with conventional financing (not very competitive in this LA market).

The price points and rents you mentioned are good deals.

I ended up with a Fannie mae loan at 15% down which was the only one that worked at this price point. 

Our median price is 220k for the city, 325k for the total area with more and more neighborhoods topping out in the million-dollar range.