I”m sure the ROW agent is evaluated/promoted on how much he can get done for the city at the lowest cost.

I just have vacant home insurance along with regular home insurance, but no other professional liability insurance.

They are provided with contracts to use which are developed and vetted by real estate lawyers within each state and updated regularly to stay current with changing laws. 

We lack the experience of you and your husband, but there are a couple of groups that meet regularly in the area.Impact Lindale is run by Roger Paschal, he is also a member of Bigger Pockets.

Attending local meetups, analyzing deals regularly, and continuing education would position you for long-term growth.Good luck!

Quote from @Evan Polaski: @Jay Hinrichs, while I wasn't going to call them MLM, I did attend an Armando Montelongo (A&E's Flip this House from mid 2000's) seminar at a hotel conference room in 2007 or 08, which was the free funnel to spend $1,500 for a three day seminar or $25,000 for an in-person mentorship.I have seen similar promoted with Christina and Tarrek from Flip or Flop more recently.I didn't start realizing how profitable education can be until the last 5 or so years.  

From there I’ll make regular calls to let them know which properties I have available.

Homes that get more winter weather need a different level of upkeep, but nothing more than a regular home needs that is built for their specific area.

There are small communities in Texas where the 3 or 4 small brokerages in town just keep a list between themselves or have created a Facebook group among themselves to promote their listings.I have run across a few Brokers over the years that just worked with buyers in the purchase of HUD/VA foreclosures and were not Realtors and therefore not members of a Board/MLSHowever, in any MLS that I have been involved with if the Broker is a member of the MLS, all of their agents are also required to be members. 

We work with investors regularly.