Now I have some projects and I know what I want it to look like but I need an expert that will show me how to knock down the right walls and use the right cabinets etc.. so I'm curious to know if anyone knows of a good architect in Austin that specializes in modern remodels. 

I would go to seller, especially if you have good documentation of disclosures in your favor, and ask them to pay for a solution. 

Or talk to some lenders about your credit idea..i recall another forum on this same topic with some Creative solutions you might search (I think it was a triplex needing a roof) Best of luck...

It's a little-known solution, and there might be significantly more upside for you there. 

Could be dogs too.Normally my solution would be to put up a fence all the way around the back, but this is a lake so this will block the view.My backyard extends to a seawall, then from the seawall slopes a few feet down to a platform where a kayak, paddle boat etc... can be launched. 

I'm aware of two common solutions to avoid that...The first is to create a single-asset LLC for/to hold title to each investment property.  

Im Really Just a Solution Engineer Disguising as a Real Estate Investor

And thanks everyone else, I think this is just one of those things that there is no simple or easy solution to. 

Remember marketing is a long term solution, anyone who thinks that 1 or 2 days of knocking on doors is going to produce leads is sadly mistaken. 

Modern appliances. granite.