(To cover mortgage and what not).

From my research, it seems like it's probably pretty common in DFW area to have tenants do lawn-care, but I'd probably need to cover items like pest control, HVAC check-ups etc.Also I am seeing mortgage rates for investment properties ~ 5.75% to 6%.

Hard Money rates are too outrageous, some conventional lenders will lend for the purchase price but not the rehab, and lines of credit are an option but it's hard to get a business loan large enough to cover 100% of the purchase plus rehab if any.So, here's where I stand.

I use smart move myself but because I charge a non-refundable move in fee I cover the price of the smart move.

That way you can renovate the property the way you want, update it if you need to with a roof or HVAC etc... and then get better rents for it when you move on to the next property as your empire grows.if you need a referral for a good 203K lender, let me know. 

Credit score and income through the roof.

The roof needs to be replaced.

Mainly things are cosmetic but still costly and from what I can tell, I'm sure a new roof is in order.

They will not accept the deal if it is just a subject-to offer in the amount to cover their mortgage payment. 

I would have sold it primarily to avoid the upcoming capex of the roof and eventually the galvanized plumbing…Now, Luckily the money I’ve set aside for vacancy, capex, etc. from rents will cover the roof cost.