From my research, it seems like it's probably pretty common in DFW area to have tenants do lawn-care, but I'd probably need to cover items like pest control, HVAC check-ups etc.Also I am seeing mortgage rates for investment properties ~ 5.75% to 6%.

Hard Money rates are too outrageous, some conventional lenders will lend for the purchase price but not the rehab, and lines of credit are an option but it's hard to get a business loan large enough to cover 100% of the purchase plus rehab if any.So, here's where I stand.

I use smart move myself but because I charge a non-refundable move in fee I cover the price of the smart move.

You might put a contingency clause that will allow you to walk away if you find anything unknown on the title of the subject property. 

Because I currently have a lot of time on my hands I think I have been able to run into some really good deals.I just wanted to introduce myself and I am looking for any one who also lives in this area who wants to partner on any deals were simply work together bird dogging.My goals are to complete a wholesale deal by the end of July.I would like to attain at least five houses by the end of the year that I can do subject to.

They will not accept the deal if it is just a subject-to offer in the amount to cover their mortgage payment. 

I would have sold it primarily to avoid the upcoming capex of the roof and eventually the galvanized plumbing…Now, Luckily the money I’ve set aside for vacancy, capex, etc. from rents will cover the roof cost.

But if I had two scenarios, A) paying $1000 dollars in rent a month to a landlord or B) Paying $1000 dollars into a home (covering my part of the mortgage and covering the negative cash flow from the other units) is scenario B not superior to scenario A?

You should be able to find a landlord policy that’ll cover a 3-unit property.

If I am looking to do the lease option in my market area (Southern California) but the rent does not follow the 1% rule however it does cover the cost of the mortgage is that acceptable?