They have the incentive to say that things are good , sale price is reasonable and units are occupied all the time.This part is something you kind of have to research on your own.Rentometer, Rentjungle and craigslist are good source to find average rent around the area.  

one side needs some cosmetic and appliances and the other needs some work (there was a leak at one point and the ceiling is a mess).Question - To do this I'm going to pull funding from a few sources (401K, Savings, CC, mortgage).  

Use your easy sources first: MLS, local paper, friends and family.  

Also, the only functional water source on the first floor is a working stationary sink that’s been in use for several weeks and it’s not plumbed with pex at the moment.

But the key is first getting an idea of what strategy you will use, then find the data sources that fit your execution plans.

The forumn is an invaluable source of free information.

That 1/30 has been about my results so far from other lead sources so that could be a lot higher or lower...so far 27 leads, no deals yet.

There are other private sources out there, but they usually want a better LTV than the bank..From what I understand, VA loans are for owner-occupants only.I was also unclear when you said "buy and hold at least until summer for a bigger profit".

@Daniel Root I'm not well-verse in the Dallas market (yet), however, @Jerry Puckett and @Jon Klaus can probably provide some commentary on your Qs.

In order to borrow, you will either have to obtain an administrator loan upon opening probate from a private money source (and at presumably higher rates and cost) or complete probate in order to clear title and vest in your name to obtain bank financing.I have no idea what rates or terms to expect on a non-owner occupied rental.