@Michael Plaks:For the number of times you've had to post this, it should be required reading before being awarded a Bigger Pockets account. ;-)  Sorry to for my ignorance Ken

The worst scenario is if the seller or escrow really requires me to use my own cash, I will use my HELOC and cash to buy it.

Hold it for forever, refinance as required to tap into equity and continue to grow our little portfolio.

What is the income requirements for a cash-out refinance on a property?

This way they cannot avoid you in a face to face interaction.

They care and they are getting their money either way but calling the note is the cleaner and in many cases, the required way (Required by policy/procedure).

I'm not sure I have a great suggestion in regards to best ROI for you.However, I've done projects in Waco and done permitting for commercial projects through the City and know surveyors in Waco as well that may be required if you plat into new lots. 

It was a very bad experience for me that could have been easily avoided if they had any professionalism and commitment to doing what they advertise they do.

Most legit lenders will have a much higher loan minimum because the same effort is extended on small loans as it is on larger ones (within reason) so most lenders tend to avoid smaller ones that are less profitable.

I'm open to living in a pretty small space, but would hope to avoid the worst parts of town to start our journey.