Can anyone recommend a good course/program to go through? 

This is a reduction in most programs, so many lenders simply choose not to do ANY cash out refinances in TX.

Some programs are geared toward solving a specific problem an investor may have.If conventional loans on investment property are 4.75% for a 30 year fixed, and 4% for a 7 year ARM, then a portfolio loan would typically start at about 1% higher and go up from there (just an example).

The tenants destroy it and have been in a REAP program in the past where the city steps in and takes 50% o the rents in an escrow program. 

It will probably take an off market deal or I heard on one podcasts of a couple in North Jersey getting an REO within the first 12 days while the bank was holding it as a part of a first time home buyers program. 

Consult your datebook apps/programs, e-mail files (including deleted) and any saved voice mail.

I bought my home through the Neighborhood Stabilization Program with an FHA loan and a grant from Maricopa County.

@Brent Coombs50K is not standard for that specific program.  

Account ClosedCould you please PM me more info about your loan programs?

But depending on the size of property you'll have to see what programs are available.