Bet on number 7 in the second race if you live across from the track....No really.....One oddball I have read in a couple of books and even online (here and elsewhere) that may have some merit is juding a potential property/tenants by their vehicles....( not the only metric for sure but just one observable factor of many to consider along with all the other data points and best practices).If the place you are looking at has a bunch of older inefficient, beater cars in the lot, this may be a management issue (leaking oil, immobile cars, unsightly) AND also eating up the tenants monthly paychecks in repairs, fuel, etc. 

.: Banks are the best bet for this type of loan.

You bet.

It goes unstated, but many times I'd bet they are leveraged to the hilt with debt in order to grow so fast ... again, that is great so long as the RE market is strong as it has been.

The local banks are your best bet,  but know they are evaluating you as much as your property.

Also, what are the pros and cons of getting an option on a property then selling the option if the investment is a better fit for someone else versus getting signing a Purchase Agreement (TREC 1-4) and assigning it?

With such a small area, the prices for sanding and refinishing versus new engineered hardwood came out similarly.

A very wealthy investor once told me "if you find the right deal, you won't have any problem finding the money to pay for it".Private money versus hard money - who cares where the money comes from or what it costs - "if you find the right deal, you won't have any problem finding the money to pay for it".  

My recommendation for a rental formula in San Antonio:Minimum 3 BedroomMinimum 2 BathroomMinimum 2 Car GaragePrice Point:  $120k to $180kOne Story above 1400 SFTwo Story above 1800 SFFrom there, you have to run a cash flow analysis drill to find out if the rental numbers versus the purchase price make sense. 

If you are betting on a particular housing market to appreciate x% a year, why not just invest in the stock market?