Can you find a way to capitalize on their work even if you don't buy "their deal".

@David LewisRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Parts of Garden City Beach are prone to flooding, so if you're buying a single-family house you'd definitely want Flood insurance. 

Quote from @Pearse Cafiero: You want to borrow money to buy a house, but you don't have the downpayment.

I have been referring the people to the prequalification form that RentRedi uses prior to setting up a viewing.

because there are two groups - those who are out buying real estate and doing deals and those who are marketing a lifestyle or dream to get people to pay for something that rarely if ever happens.

Good god, and people ask me why I don't invest here :)VIVA TEXAS!! 

Once I got into his "protege" funnel I felt deceived, and was "positioned" in a way that is predatory and takes advantage of people.

Even if one of you find insurance that you think covers your interest, it might be easier to buy, than cover a claim.You also run the risk of due on sale clause, because you are potentially notifying your lender in the transfer of ownership.Now I know nothing about insurance, so I could be totally wrong, but that's what I hear a lot of the nay-sayers say.

Generally people in precarious financial situations are chronic not a one-off.