It’s more like three weeks from closing and asked for the estoppel certification weeks ago.

My first deal I got three quotes for all the big items GC, roof/siding, and basement work. 

Three options to fix this. 

As a realtor and investor in RI/MA, I think the best route to go would be find a realtor-investor hybrid who can give you three prices: #1) AS IS off-market- the realtor-investor purchases him/herself (likely 70-75% of market value)#2) AS IS on-market - the realtor-investor lists on MLS (full market value)#3) Light touch ups + on-market - the realtor-investor lists on MLS.

The big three areas (Huge cites several counties each) are Austin, Dallas, and Houston.Research each one....Houston is the most 'Southern" feeling of the three, Dallas is little bit Cowboy (Dallas Cowboys), and Austin is the State Capital and smallest, but not "Southern Feeling nor Cowboy feeling".Then there is Beautiful friendly San Antonio aka Bexar County...Visit all four and decide what's your favorite.Note these are HUGE areas, with several "Neighborhoods" that can be very different from one another in the same city as you would find in Atlanta--from crime holes to mansions and everything in between. 

After mortgage and expenses I could bring in around $4,000 monthly between all three units. 

These are three entirely different scenarios, that will naturally lead to three entirely different potential deals.

Well, you gotta look a little deeper than the headline.SB9 has a three-year residency requirement.

Coincidentally, I've talked to three different commercial lenders in the last month, all Missoula-based.

(The three times rent issues screens out the vast majority of Section 8 applicants.