I also think that the contraction in petroleum production in Texas is going to turn the market from a sellers market to a buyers.

I would suggest talking to a loan officer at your local bank to see what FHA product you may be able to qualify for. 

Know that we as lenders have our production measured based on closing loans, it matters not if it is a refinance or a purchase.

There were a couple bad contractors that were working on the STEP program in Marion County the last couple of years that did very poor work.

@Paul MacInnisUnless there is a strong demand for new units (your fire just improved the vacancy rate) and you wouldn't just be pulling the better (of the poor) tenants from other properties, I would not consider rebuilding at this time.  

Umpqua has some good products and they are easy to work with.

You're definitely in the right place to start learning about the industry.There are some great VA products out there that you should consider taking advantage of.

I know a guy who offers a loan product for investment houses.

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Will people who live in the property (homestead properties) be a poor bet that they will allow it to be lost at the county tax sale?