I would of course be open to apartment complexes but I am not betting on that happening right away.  

I am not a speculator by any means, and find it too risky to bet on short term appreciation.

It took a little time to figure it out but once you understand the demographic and their habits, you can begin to focus your marketing appropriately.I tried GoSection8 and got ZERO tenants from it.

Then there are the Realtors whoneed bridge loans to get deals done, another safe bet since you can take a security interest in twoproperties, the one needed to be sold and the one being purchased.Might consider partnerships with landlords, investors buying.

I'll bet you can find a Disciplinary Action case in Texas like the one I found in NC with similar circumstances to your deal.

If I were to guess, I'd bet we are somewhere between 12-15% this year.Hope that helps

My insurance will cover loss of rents if the building is not habitable so I'm trying to think of situations outside my failure to rent the place where the building would be empty for 3 months...

Your best bet is to start building a relationship with a smaller, local bank that does investment real estate loans.Your chances of buying a house with an 80% loan then getting any sort of equity loan on that property are zero.

Hi, I bet your attorney will say something like...that Countrywide was in error and they have insurance to cover the error.

I suspect that you should read some material on asset allocation and spreading your bets across asset classes.40 properties will almost certainly be accompanied by a mountain of debt if you acquire them in the next 2 years unless you are very wealthy to begin with.