Depending on what your budget is will mostly dictate your location and property type…as I’m sure you already know.

. - now I turn my focus to slightly higher end houses and traditional financing (cash-out refi I should really say)3) have access to 175k  to start making cash offers on larger homes looking for motivated sellers that want to move quick so I can get them under market value (shooting for 85% or 75% of market value if possible but may be hard... not sure)  - once a purchase is made I have two options (dictated by how good of a discount I got)1) If I find a house for 75% of market value then:   - use my line of credit to get the cash to purchase and then make interest only payments for 6 months waiting for the new home to "season". once it's seasoned, cash-out refi at 75% of market value pulling my initial vestment back out and paying off the line of credit.2) if I find a house for 85% of market value then: - commercial loan (5 year fixed rate, 20 year adjustable and slightly higher interest rates) on this new house as they will give me 85% market value with no seasoning, pay off my line of credit immediately then start making aggressive payments for the next 3 years on this new home with positive cash flow from all my other 3 rentals

JOBS dictate population .. so if someone can remote work and wants to live in a rural setting sure..

And by following the correct steps above, it will be a lot easier to identify the right people because your equipped with the details from above vs just blind scatter shot of "I don't know" and leaving it up to them to dictate all those decision points for you. 

as  new home builder I can tell you that in many markets existing props are far cheaper to buy than trying to build from the ground up and of course you have far less drag on the money. so your location where you want to invest will dictate.. 

I assume state laws dictate and for reference if necessary, this is in Pennsylvania. 

This varies, and can be dictated by state law. typically $150 - 250 (attorney states can me more).2) doc prep fees: This is to prepare docs, which can depend on the kinds of docs.

But you cant dictate being paid back or selling etc etc..

Which market IN Texas will dictate your answer.

Local building codes are going to dictate the options.I researched it several years ago and it ended up being cost prohibitive because of these reasons: 1.)