No experience with the other markets, but from my perspective on Austin, sales have slowed due to lack of available and affordable inventory (whatever affordable means).     

You gave up on wholesaling.It seems your problem is lack of commitment. 

Renters and their neighbors have called health department on mold and rat issues due to the lack of response by company. 

Here are my reasons for a cash argument:The only reason to “partner” with a bank is because you don’t have enough free capital to do the deal on your ownIn exchange for your partnership, while you do retain 100% of the appreciation, you are still giving up a share of your profit/returnIf for example you net 10k/month in rent on a property, and pay 9k/month in interest, you are paying a 90% “tax” on this income to the bankIf the argument is “you’re not paying the interest, the tenants are” and “why would you want to be taxed at up to 50% on that income when you can write off most of it”, then you have to compare apples to apples and say “well I’m not paying the taxes on that income, my tenants are”wouldn’t you rather pay taxes on extra income/return you wouldn’t normally be making, than pay 90% in interest + up to 50% taxes on the remaining 10% you net?

How do you get over the perception or lack of popularity in certain markets?

Then I followed that with a notice to vacate and some other documents regarding the lack of a lease. 

Lenders dislike land because it lacks liquidity. 

As stated by others, get multiple bids and compare apples to apples. 

If I signed as a co-borrower on the FHA loan, would that overcome my sons lack of history, credit score, etc.3.

Plus lack of networking which I believe is extremely important in college