I just sold my TH in Ballenger Crossing this past summer to move into SFH, so I know most of Ballenger Creek doesn't have good rent/price ratios, but it seems that little area of Cimarron/Conestoga/etc might be decent... not sure if you're familiar with it and whether you think it could benefit especially as they develop further south along Rt 85.  

We found a few companies here in Texas & their fees range from $850-950 per transaction.

The title company doesn't accept cash (except for very small transactions), and I didn't have $60,000 just laying around, anyway.

It will help you grow much faster and will be more sustainable because you're focusing on relationships vs. transactions. 

[I like Lima One's loan products for its low loan amount but the rate is fairly high when you finally get it weeks into the transaction and process pretty slow so this new lender was a great find. ]  I am happy to share the lender's info- DM me if interested.  

Account ClosedA cash-out refinance within 6 months of a purchase transaction when no financing was obtained for the purchase transaction are allowed under the following parameter;  The new loan amount is not more than the actual documented amount of the borrower’s initial investment in purchasing the property, plus the financing of closing costs, prepaid fees, and points (subject to the maximum LTV).After the 6 month mark there is no restriction to purchase price and closing costs. 

What you could do is contact a local hard money lender here in Houston tell them you want to use their money for this transaction, you will find out real quick if you have a deal.

I have also been contacted by several investors from Colorado who got completely scammed from Turn Key companies in Kansas City.The most important thing for you to do is background check everyone you plan to work with and get an opinion of value from somebody who doesn't have a stake in the transaction.

If we cashed out one to the max, paid off the other's mortgage in full through escrow, you would as of the moment the new loan funds have 6 financed properties AND get a bunch of cash at the end of the transaction AND we just delayed you hitting that 10 financed properties hard cap AND you owe me a beer.Alternative to the above: portfolio lenders, commercial lenders, hard money lenders.... with rates/terms getting crappier and crappier as my list progresses. 

A great learning experience and I am still seeking ways to make all transactions go as smooth as possible and always leave the seller and buyer satisfied with the deal.