.: I would focus more on how good of a deal it was vs how little it cost.

Good luck to you guys! 

The benefit here is that good buyer agents often have a list of buyers actively looking for off market deals.

I know several local companies that really actually want to do a good job so they don't charge anything to cancel the contract.

As far as the bedbug cost, I would consider how long you are willing to let the place sit empty. 

We did have one, but took it down for iOS and have long-term plans to resurrect it.

Good luck, My wife and I are starting also, we also plan to do the BRRR, method,would love to talk more, maybe shares some do's and dont's that you may run across and we could share the same info to you. we are in the st louis area

That is because they are looking at the long term view. 

Quote from @Alyssa Abegg-Garcia: What are good neighborhoods in Indianapolis for both cash flow and appreciation? 

Good luck as you all transition into Dallas!