I treated all walls halfway up with a crystalline concrete waterproofing solution, sealed up cracks and holes with hydraulic cement, and decided on metal studs throughout the unit with rock wool insulation in walls and ceiling to resist moisture and insects.

At the end of the day, the more rocks you kick over, the better a deal you'll find.  

Train is loud "but doesn't rattle house" according to tenants.

there are way TOO MANY investors in the houston area actually if you see a crowd and throw a rock in the middle odds are you will hit a "real estate investor" now if they have done any deals thats a different story lol..welcome to the site, what are you looking to get into specifically ?

Sounds like you found his rock bottom price.  

Nate Hedrick I'm slinging the rock right now at a big box store.

I'm with @James Maradits - expecting top level, professional, world-class service for rock bottom prices is always a recipe for disappointment and frustration.And while any service provider should seek to find the best for their client, the real world implication is that we have only so many hours in the day.

I do not know much about the other locations, but Jacksonville is a rocking market now. 

Not only that, but with no rules to enforce, you might find yourself or your tenants living with others who don't care for their property, party hard and loud into the wee hours of the morning, stack up junk cars in their driveways like legos, etc.That said, if you still want to move forward, I would look for a portfolio loan from a local bank or credit union.

And for crying out loud, call every number back regardless of a message left, or not.