We are going to convert our current primary into a rental, and it will likely cash-flow well enough (including capex, maintenance, vacancy etc.) to also cover the loan repayment on a $60K home equity loan amortized over 25 years.  

I've been looking at the value of the timber as a way to cover the purchase price in an effort to increase convert it's use or to hold for a long period of time. 

I’m looking for something relatively turnkey that can cash flow strong.

Just want to make sure all your bases are covered! 

You also added in 3% for a brokerage fee, but it's not clear whether the $12,000 in closing costs covers that (I would certainly hope it does!). 

The protection generally covers the entire property as long as you reside in one of the units.Exceptions: There are exceptions to this protection, including liens for property taxes, mortgages for the property's purchase, home equity loans, and liens for work done on the property.Given the complexity of these matters, it's advisable to consult with a legal expert in Texas real estate or bankruptcy law for guidance specific to your situation, especially to navigate any nuances and ensure your property remains protected

When it comes to finding private lending or exploring creative financing for your off-market deal, consider the following options:Local Banks and Credit UnionsPrivate Lenders or Hard Money LendersReal Estate Investment GroupsAttend Midwest conferences and networking events related to real estate.

Contrary to popular belief, this area is still not the most relatively expensive in the country.

I'm always available to answer any loan related questions as well! 

At this point it’s clear that they allow their dog to pee in their porch.My concern is that since the damage is inside the wall, if I give them notice to inspect they might try to clean up and cover everything up.