Dallas has to be meetup central.Two I like are NTAREI that normally meets on Thursdays maybe 1-2 times a month. 

You may be required to make estimated tax payments when the property sells.It depends on what your 2024 total taxes due were and 2025 estimated total taxes / withholding / estimated payments are.If you pay in atleast 90% of the current year tax or 100% / 110%(Depending on 2024 income), you are normally considered good.You may want to consult with an accountant for more clarification.

Holding this for 1 month (hoping that's enough to refi) that's $5k.So my aim is to save money overall by making a cash offer and close it soon.

She is not going to, so she needs to leave.

I mean really robust and to us the money is made finding those pearls of land that can be developed

This project highlights how purchasing from motivated sellers, making strategic renovations, and selling to retail buyers can lead to successful outcomes.

Do they pay within 5 days of the first of the month (in some states that is not late)? 

Canada has credit reports similar to USA.Google to see if they have a version of TransUnion that can be used to access.

If you can't find people to live in the house, that's the risk you have to take.

Just some things to think about.