The ball is rolling and I'm excited but yes, I expect some barriers to raise their ugly heads.

Account Closed makes some very good points/raises some good questions.Ultimately the big reason that private lenders and/or HMLs charge the points/rates they do is to compensate themselves for the risk they are taking.  

I have advertised by letter, post card, Pennysaver, radio, t-shirts, vehicles, internet, door knocking, word of mouth, bandit signs, every door direct mail, lumpy mail.I pay consultants when I need it.

If I want to buy an investment property while still owning my home, it will raise my debt-to-income ratio much higher and I am worried that I may not be approved for a loan. 

This journey has been VERY trying at times.My first commercial bank got bought out and would no longer loan to out of state investors.My second bank wanted 25% down, plus 6 months worth of reserves for the properties, plus 6 months worth of reserves for my other properties, plus 6 months worth of reserves for my primary residence (even though it was a commercial loan), plus 6 months worth of my credit card payments, plus the tax returns of the seller, plus the lease agreements with the current tenants.A third broker I was dealing with didn't understand for some reason I wanted it to be a commercial loan even though I repeatedly told him so.A fourth banker finally got it, was responsive, and reasonable.

How many of you power wash your own house raise your hands?  

Sara had her own Court Reporting firm in Dallas and was able to work from home and raise our, now adult, two sons.

Here's one example of my Guerrilla Marketing - Dunkin Doughnuts  drive through intercom - tons of traffic and they look directly at my card.

@Leigh Ann SmithWhat a great question, especially in Texas where property taxes are a major expense (I know, everyone thinks they are high and its all relative.I would figure if you get the taxes lowered due to condition, they will be watching to raise them when you complete the rehab. 

A lot of good advice from the folks above.As with everyone else I am in agreement the Reserve Funds, Special Assessments, and mismanagement of association funds is the biggest financial risks.Next is the additional fees, app fees, move in/out fees, access card fees, background check fees, pet fees.