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

However as a caring human, I don't want the tenant to have to wait a month (or longer) waiting for a part to come in.....especially when there are sales going on and a replacement could be in the house in a matter of days.But like I said, thank you for all the wonderful comments and opinions.

It's still very very new and a lot of people have not been introduced.

After all the comments here and a bit of deeper digging I'm starting to realize that after we fine a place to live, investing in a different market really is not all that out of reach.  

I expect cash flow AND a reasonable expectation of appreciation.