My wife and I currently own two rental properties and our primary residence.House 1: 4 bed 3 bath.

I'm currently under contract with another property and this company has already had me pay for appraisal and is trying to get me to order insurance, but I still haven't received an initial disclosure or anything like it confirming the interest rate and everything. 

Once that term is up you have to renew at the current rate.

so my first out of state investment property is current $7000 over budgets and looks like I have about another $8500 plus materials to go. thoughts?

CONTEXT-(30k in credit card debt, split between 4 cards, mostly in charged off status)(one vehicle loan that was charged off, is now caught up to current, not paid off, 50k original loan amount)(some card companies are contacting me trying to make a deal, so likely only have to pay 20k of debt off.

Look:The reason you need to do more to make it "work" is because:The success rate of that strategy is SO DARN LOW that you need to send THOUSANDS of mailers, calls, or texts to COMPENSATE for the low performance of that strategy.So in other words...Because it does NOT work, you need to do a LOT of it, to compensate for the fact that it  does NOT work, to get a deal... so you conclude..

we own a piece of property that currently has 2 4 unit buildings on it, and we are in the planning phase of building 16 additional units on the property. the financing doesn’t seem to be an issue, but we are having difficulty wrapping our heads around the steps / sequence we should be doing things.

Currently I do have two other investment properties in the Northeast and want to continue to acquire more but also want to take advantage of the lower cost of homes down here in the Houston area.

I'm not sure it would work in the way you're thinking in the mainland because lending/liquidity is difficult here in this current market.

I am planning to leave my current brokerage.