This past year, I acquired another property and put in 15k-20k in updates, but this time, I used a contractor.  

The ultimatel goal is build funds through fix n flips (open to wholesaling too) to acquire mid level multis (10-50 unit properties)Beyond the normal "how do i _____" which likely has been answered multiple times over here on BP the biggest question I have is how do I get my wife more involved, engaged, and an integral part of this new endeavor?

However, as a result of the first two deals, I now had 2 bankers who I have a proven track record with, and have since acquired 4 single family homes on my own. 

Sorry I wasn't clear - my intent has always been to acquire investment property.

I'm looking to acquire a primary residence first and foremost and am here to get educated and develop a strategy. 

Acquiring the title will require the lien be paid prior to closing.  

If you want to acquire more property keep the cash reserves for another purchase.

San Antonio has a good variation of prices itself, towards the south you can still acquire properties for 40k and re-sell for 110k.

I call myself an accidental buy and hold investor as we've acquired properties for reasons other than investing: better neighborhood, more space.

I am actually interested in house hacking for my first investment and I'm wondering if anyone has used hard money loans to acquire capital for a down payment and rehab costs, then refinanced to pay the hard money loan off.