You need to explain the facts and circumstances with a QI and see what they think as they will ultimately need to sign off on the transaction.

I use a general warranty deed unless circumstances arises in which I must use a Special Warranty deed.Most lenders want you to purchase the property under your personal name and then after closing you can transfer title via a General Warranty deed.

I certainly don't think that you need 4 years - that was just what my personal circumstances allowed for.

Without knowing your particular circumstance, I think that when you factor in the total addition a San Antonio or Austin property could have on your net worth (when factoring in rental income, long term appreciation, principal pay-down, and tax advantages), it will still be a strong long-term investment.

I simply wish to get to these properties before they become too broken and before the county begins looking into the non payment of taxes too deeply. keep in mind those are pretty rare circumstances .. so there wont be many of them unless its in the HOOD>

Taxes as they are very much based on individual tax circumstances.  

If it was only up to me I’ve always been able to adapt and could live in a studio with 4 people, but I need my wife to be happy with the circumstances too.

Almost all I'm seeing are only renting to women. 

I know you said you’ll be self managing, but life circumstances can change over the course of a loan, and if you are no longer able to self manage, you wouldn’t want to turn your deal into a Negative Cashflow money pit because you’re now paying a PM when you were doing it yourself for free.

I never tell anyone no because I don’t own a crystal ball but I wouldn’t do that under those circumstances.