From my time in my salesperson courses in MN, you must have your license active and hung with a broker for xxx period of time. 

In a 2-tiered offer, you say, I can offer you $XXX (a lower price than they're asking and a lower price than the appraisal) for your land in CASH, it will be a simple close without most fees and without requiring bank approval.  

just logged into my biggerpockets account, and found this in my inbox:Hi XXX...Im an investor/rehabber in Canandaigua...I googled Doug Hirt's name and read your blog..just bought a furnace from him and he was adamant about getting $ up front for installing it...I was a bit confused he was demanding payment up front considering he told me he has 300+ houses, 10 employees, his sons worked for him and spends 6 figures monthly at lowes/Home Depot...does he have a reputation as a scammer?

Give her late rent notice, pay or quit NOW don't wait..Don't take her word for it that she will actually move... could be a stall tactic.Tell her you need a "written notice to vacate" that states she will be vacating on XXX date.Don't take her word for it get it in writing. 

I send a very short message that says "the property is still available for now, if you wish to see it, call or text xxx-xxx-xxxx"

I would also tell him that I need to make a living, so I have to make a small profit, so, the best that I can do is XXX (65% of 110 is 71500, assuming no rehab).

Is it really as easy as just mailing postcards saying "I want to buy your property, call XXX"?

I'd list it as soon as you feel you can have it done within a 2 weeks of move in and put move in ready by XXX date in your listing. 

After court if they didn't show and I was given the writ,  I would post a move out check sheet on their door and list as per "court stipulation  on XXX date your keys are to be turned in by 12 noon. ..  

Not specific to Texas, but will probably work:Holding DepositReceipt is hereby acknowledged of one hundred fifty dollars ($150.00) Holding Deposit from John xxxx (Applicant) to hold the rental unit at the following address: xxx, Longview, WA 98632 until November 24th, 2014.If the unit is not available at the agreed upon date the landlord will make a full refund of the deposit without interest, and with no liability or penalty to either party.