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With that said I do see plenty of referral fee agreements online but most are for % of listing agents commission rather than this colleague paying me 3% of the sale price.

Try an online permit.  

I would use online platforms (zillow, etc..), rentometer, and calling competitive properties to "price shop".

BP has become a marketplace for everything real estate.

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I would say 30k would be a good amount.You could spend alot more or substantial less.You can save some money by buying quality used furniture off Craigslist or FB marketplace. 

get creative)Craigslist - for sale/rent by owner (similar to zillow)Facebook marketplace - For Sale by ownerFacebook REI groups - ask wholesalers and other investors what they have in their inventory and tell them what you're looking for. 

Texas allows online sales now, but not many places doing it.

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