We have already been offered 209k for the land itself, and it's likely able to fetch a fair bit more.

We've been educating ourselves on creative financing and Subto and would like to know if there are recommended professionals in the DFW/ Texas area who are experts on structuring a creative deal who can essentially advise us and take care of the process for us. 

Hi David,It is pretty easy to do your taxes yourself with one of the popular software like TurboTax or H&R.

One of the good things about DSCR Lenders is that the guidelines and programs are different and not cookie-cutter 100% equivalent like conventional lenders that all must mirror the GSEs, etc.Most DSCR Lenders will have similar rates and terms and generally similar processes - so generally what will make the "best" one is the best one for your needs - I would focus on any specialties or niches - like short term rentals, if you do multifamily or mixed use, BRRRR Method or focus in on a specific market - find someone who specializes and has a good track record in that niche or area

I like the idea of not using and agent and instead learning to do the purchase contract yourself with a local lawyer.

Part of the reason people pay rent is because they need shelter, the mom already has shelter and is more likely to stop paying you rent if things go sideways in her life.

It sounds like you are running into hurdles with conventional financing. 

Trusting a PM to rehab a property feels like trusting Youtube to raise your kid.

Lease is up in 4 months, probably going to put it under management and the tenants will likely move out.2.

Why not 5% down conventional, seems like that works with the available cash and closes this at $100K.