So my Wife Lori has done business as a broker in that community for decades and knew the tricks so ..

They will dress modestly with comfortable clothes, and some of them are real estate brokers. 

I previously tried to do this and was told its against MLS rules by my broker who is on the board for North Texas.

I have a really good insurance broker that I can recommend you to. 

I'm a 15 yr broker in the area so i worked with agents, lenders, neighbors like crazy.

When it comes to paying listing agent/broker is there anything in writing stating the tenant will pay them?

That's likely the broker trying to get more money at the end.

It was never intended to be a speculative investment vehicle for excited real estate brokers and other everyday folks.

But high upfront commissions in relation to insurance payments is not helping the insured.A high upfront commission by a real estate agent is not helping the house seller or buyer.A high upfront commission by mortgage broker is not helping the mortagee.A high upfront commission by the car dealer is not helping the car buyer.Each product has different remuneration model.

For flip projects like you mentioned, it's best to talk to brokers/lenders specialized in hard money financing.