If I have a buyer client who has contractually agreed to whatever fee we discussed, and they are interested in an off market property, you bet I will attempt to save my client money by negotiating all or some of my compensation from the seller. 

It takes time to assemble a trustworthy team, so use patience and diligence in your choices.

City websites are a great bet.

The numbers on the deal are below:-$6100 PITI (5% down owner occupied)-$2600-$2800 monthly rent per unit-Off market deal near Richardson High School-Both units fully renovatedI would essentially be betting on the long term appreciation of the DFW real estate market as well as long term rent growth.

Your best bet is to find a commercial broker and form a referral relationship with him. 

BTW I would bet the tenant is lying.

Its great to know that you are keen on real estate investing, you should keep learning through books, videos, podcasts, and trustworthy sources.

I think the best bet is to obtain the rental license as well as the commercial activity license that is necessary to apply for the rental.  

We recently had a rental property where the unit needed re-painted and the carpets needed professionally cleaned multiple times to even get the smell out; which your best bet at that point may just to be to replace any carpeting you may have in the unit. 

Your best bet is going into small multifamily, and going for the low money down.