I have the funds to pull the trigger but it would be with the money I was already saving.

While researching how you will fund the deal, ask yourself: am I investing for equity or cash flow?

@Jake Bakerthat seems to be the way to do it - fund the BRRRRs with the flips / keep more than you sell.do you have a PM / COO person in Jacksonville that everything kind of rolls up to?

Sellers are offering to allocate funds towards buyers closing costs.

We haven't had a chance to grieve because we have to get the financials straightened out, cut expenses, scramble to fund and save capital repairs, and manage her estate (properties weren't in that).

But I don't know enough about TX real estate law to determine an alternative that would not require either the due on sale or refi, and I do NOT want to lose this ridiculously low rate.

Lots of homeowners subsidized residents' rents during the eviction moron-atorium (while residents worked during historically low unemployment, and residents did not apply for available free rent because they did not need to).  

Supply is low low low.

Understand the pros and cons of each approach, and consider which aligns best with your goals, risk tolerance, and resources.Evaluate Your Resources: With a healthy credit score and $35,000 in liquid funds, you have a solid foundation for real estate investing.

I'm new to the BRRRR method, what are the requirements needed by a hard money lenders to fund a project.