The house is all electric and very high efficiency with LED lighting, low flow toilets, brand new heat pump providing heat and air conditioning.The majority of respondents to my renter profile respond that they don't meet the minimum 600 credit score.

I was stunned by the amount of development between Richmond/Rosenberg and Sugarland, in those low-lying areas along the Brazos River.  

Knowing what I know now, I would not have put such a large downpayment on a low 2.75% interest (15 year fixed) mortgage loan as it tied up good capital that could have been used elsewhere.  

If the deal is small enough and all investors can stay actively involved, you may be able to do a joint venture and keep your costs low.

The unit was a condo conversion from low income housing in an 8 unit brownstone 3 blocks from the projects. 

My specific criteriaSFR 3BR 1.5+ Bath - purchase price less than $125kB or B+ propertyCash-flow positive (minimum 10% net cap rates with at least 1% rental ratio)$15k budget to rehab propertyRent out to family for long-term leasestrong appreciationlow vacancies / supplylow property taxeslow price to income ratiospositive demographics - low unemployment, low crime, high % renters, population growth, etc.Healthy local economylandlord friendly laws

That could mean paying a bit more, paying the title policy, giving a low-cost lease back, or something else that's attractive to the seller.I hope this is informative.

Fine print.You should never be required to use any closing service (e.g. escrow) provided by the flat fee service agent.We've done hundreds of these for sellers in California and have found that a home selling boils down to getting just three things right 1) get pro photos, 2) offering a fair buyer agent commission on the MLS (typically 2.5%), and 3) price it right, which you'll know once you list (lots of offers = too low, no offers = too high.

The best rentals (for passive cash flow) are typically in B/B+ neighborhoods (good demand, low tenant turnover, but not such high PITI that you lose all your rental income to the bank). 

For the rentals, you can get a low interest SBA loan of around 4% (no grants).