@Ashley Sanchez take a look at this program.  

I have been working with a lender that found a program for me that allows as low as 5% down, and the PMI will be cancelled when the loan reaches 78% LTV.

Even the affordable ones will likely ask you for a decent retainer (anywhere from $2500 to $5000).I'm not sure how the mediation program works in your county.

No matter the degree I choose I will most likely pursue a certificate program in this area too but given that my experience is based heavily on leadership skills already I’d feel like a masters in this area would be slightly redundant (not to down play its importance at all though).

. -- eg:My W2 job was programming for 37 years.

I completed my undergraduate program at Rutgers University in 2015, achieving three Bachelor of Art degrees.

Can anyone recommend a good course/program to go through? 

This is a reduction in most programs, so many lenders simply choose not to do ANY cash out refinances in TX.

Some programs are geared toward solving a specific problem an investor may have.If conventional loans on investment property are 4.75% for a 30 year fixed, and 4% for a 7 year ARM, then a portfolio loan would typically start at about 1% higher and go up from there (just an example).

The tenants destroy it and have been in a REAP program in the past where the city steps in and takes 50% o the rents in an escrow program.