Stifel bank - I know several people, including clients (I'm an investor-friendly agent) who use them for that specific reason.  

I'd recommend enforcing your lease agreement and if it did not allow pets, send notice of non-compliance in accordance with the rules in your jurisdiction and, if not cured, ask them to leave (including eviction filing).  

Even my $3,360/yr maintenance budget feels a little low to me based on the rehab to be done on the first floor.Now, when I plug these numbers into the calculator referenced above (including an 8% vacancy and $280/mo for repairs and maintenance), I can see that you'll have monthly expenses of $1,640.  

There is a Texas Real Estate Commission form that includes all that. 

Be sure to include the specific language that is required in an eviction notice and be sure to properly serve the tenant.

Either  1) you will get no loan whatsoever, or 2) It is some BS combination of "trade accounts" credit.....Office Depot, Home Depot, and other misc useless businesses......Not a cash line of credit.Once you qualify for any kind of business line of credit, there will be No upfront fee, and more importantly it will be because you have established an Actual ongoing business that shows a profit, and consistent revenues over a few years.Time to turn on your BS detector.

Three months later I used them again for an investor rehab loan when I purchased an SFR (i planned to eventually live in) with a 20% conventional loan that included rehab costs. 

I may do the same and combine it with sites that have current listings. 

I understand the Judgement amount is always greater than mortgage amount as it includes legal fees, penalties etc.  

I included before/after photos, rehab items and cost breakdown, original appraisal, etc.Contractor I used on Property #1 was pretty good and efficient with his time.