This combined with the fact it is a rapidly appreciating neighborhood and cash out refinancing in a year or two. 

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.

The higher the mortgage balance (could be anywhere from $200-$300k+) you could consider taking slightly higher rates for the shorter PPP as refinancing in the future could make more sense than paying down points now with longer PPPs. 

Try an online permit.  

Check out other online guides available here: https://www.biggerpockets.com/guides3.

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

Check out other online guides available here: https://www.biggerpockets.com/guides3.

In terms of taxes, I would look at refinancing down the road and getting a PITI mortgage.

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

Having clear guidelines in your lease about pool maintenance responsibilities is also key.On another note, if you’re thinking about refinancing to switch up your financing strategy for the rental, I’d be happy to connect.