For now, I would suggest looking up some of the postings on the subject from me and a number of others referring to Sandwich Lease Options.

These are tough questions to answer and as you can see, you will get answers at all ends of the sprectrum from everybody across the country who likely don’t know your market, your budget, what you paid for the house, what your contacts are, etc.So with that in mind, I can tell you that generally speaking - kitchens, master baths, and curb appeal sell houses.

Without realtors I could buy for $130,000 and a GC i trust said $40,000 renovation budget. 

The backyard needed to be cleaned out and a fresh coat of paint goes a long way!

As you live in TX and as you are looking for MF contacts, I suggest visiting both Brad Sumrok (BS) and Lifestyles Unlimited Inc (LSI). 

@Shasky CharlesBlue ocean opportunities in commercial real estate by Cherif Medawar This is an amazing book that is available on Amazon for $2.99 Cherif Medawar is an experienced investor, teacher and a real estate fund manager so he has a lot of experience and his book details some great strategies and concepts - I could not put it down and have recommended to many people who enjoyed it and used its business models

Offered a much lower price for cash and offered higher with a little interest to carry us for 2 and a half years.

I am a fellow Gamecock as well and a local agent.

Cash flow is very low and a vacancy is the loss of 100% of income. 

I just wonder if they truly and really can and will get those types of deals done and closed..I really appreciate your reply so if no up front fee and as long as your not risking any serious EM if they don't fund.. then give it a shot