Can you transfer your 401k into a self-directed IRA or solo401k? 

Direct Mail is popular but it can take 3-5 months before you start getting any good number of deals.

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Now, all of my tenants have to deposit it direct into my Wells Fargo Account.

I agree its not the best cashflow, but I wouldn't call it a terrible return.I also didn't mention the property is directly next door to my in-laws and nephews. 

Taking $1,100 off the income I would be paying approx $700 in housing expenses which I think is a good number living in DFW.View report*This link comes directly from our calculators, based on information input by the member who posted.

Ping me direct if you want a little more privacy or reply here. 

I would suggest going direct to the retailer as well. 

Two types of upfront costs:- Before Closing:  Only thing that should be charged here is an appraisal, and most of the time this gets paid directly to the appraisal company, not the lender. 

Don't assume what a bank will do, go ask a few directly.