And if they don't want to buy then get the worst, thickest skinned tenants you can find in there and let them loose...

I did not have any plans on going the hard money route so my only option was to cover the concrete floors or back out of the deal and lose my earnest money, plus it became sort of a challenge to get the deal done so I had to do it.

The first time can be sort of an just an intro.

And there is some sort of plastic plumbing that was used in the 60s or 70s and maybe even the 80s that didn't perform as expected...it is garbage.

Since I have not yet found a local person or group where I live to work with to cover the rest, my realtor has suggested that we offer the current owner to hold 20% (I guess a sort of seller financing) and the other lender would then do the other 80%.

I'm in Austin as well and am in the process of trading in my FHA bought Single Residence Home into some sort of multifamily home.

I don't believe your credit score or cash on hand is critical - although HML will want to see that you have some skin in the game - if you had a high credit score and a bank roll, you wouldn't need the services of a HML.

We order all sorts of stuff from them. 

I prefer the latter.I would like to do a rehab of some sort for my next property. 

If I am financing I like to get rents double my mortgage I might take a little less then double but overall that is what I look at.My last rental I bought for $39,900 and I have a 30 year on it, my mortgage including taxes and insurance is $385 and I rented it out for $695 and there are deals like that all over the place I don't even have to look hard to find a deal like this.It needed less then $2000 in work also BTW.I don't know if there is enough skin on the bones but I would do just about any cash flowing deal to get your feet wet that is the hardest part for most investors.