While Tyler might not be the biggest city in Texas, it has a ton to offer for investors!

I've met with 3 sellers since the settlement and when I explained it to them (they hadn't heard of it), they told me to offer 2.9% to buyers agents so they'd be more competitive than other listings. 

I was going to offer to have the testing done but tell the tenant that if the results show no harmful mold, the cost would come out of her security deposit.

I have not done a seller finance deal before so not sure what to offer on down payment or terms.

Adam,Just to clarify I think your post was good to establish the changes coming and it does help to offer insight. 

Good luck and keep asking questions here on BP there are a lot of experienced investors that are willing to offer advice for free. 

You don't need to wait until July if you do not want to offer a commission percentage to the buyer's agent. 

Check the number of bedrooms and bathrooms, aiming for at least 3 bedrooms and 2 bathrooms, ideally 4 bedrooms with 2 or 3 bathrooms to offer flexibility, with one bathroom potentially dedicated to the in-law suite/ADU.

Listing agents will still counsel their sellers to offer a buyer's side commission (just not on the MLS).

I am eager to connect with all of you and learn from your experiences and insights.I am open to any advice or suggestions you may have to offer.