That in and of itself is a 10% return on investment for a total of 24-25% ROI over 3 yrs not including principal paydown (which won't be that much with the $400K loan being interest only. 

I totally agree, it can be very hard to find a buyer for something this large!

I had a potential couple also ask to pay 1 year in advance, totaling over 10k for the years rent.

I will explain in the steps she gave me with examples. 123 Main st has a Municipal tax lien for $35,000 total.

Welcome to BP.I know this doesn't answer your question, but for anyone reading along this is one of the hidden costs you need to figure into total acquisition price of the property- before you buy. 

looking for suggestions into various avenues that can be explored pertaining too creative financing options on my first two properties, besides the obvious ( fam/friends borrowing , normal banking institutions) suggestions, info, strategies etc to point me in a direction, the leg work researching or exploring ... im fully prepared too do. id like too obtain both residential properties at the same time. location areas are 75068 ( Frisco , Little elm, The Colony areas) thanks ahead

Robert, As a fellow transplant, I totally get it.

Obviously, if you are living in the property you are less likely to need a PM, but eventually you probably won't want to manage the property.4) Is the $112/month for insurance based on quotes you received?

Total annual mortgage cost would be $2100, but savings should be significantly more than that, even more when you factor in mortgage tax credits.I'm sure you're saying, "well you just replaced your oil/gas bill with an electricity bill"... 

There is so much that goes into property management obviously, but finding out your states mandates would be first!