So they may say 2-3% in the contract but do not be surprised if the buyer wants the seller to pay their broker as well.

I also assume you’re investing in an area with increasing rents so look at 3-5 years out with increased rents an it better cashflow well if rent isn’t stagnant. 

Well now it's empty and market rent is $1295 vs $1300 for Section 8/ HUD program.

She also just wrote a book for BP as well https://store.biggerpockets.com/products/self-directed-ira-i...

There is also a 3 car garage in the back, which could be rented separately and room to store an RV in the back as well.

I'll also give them a list of "must haves" based on comps as well (for example oversized kitchen island, dedicated powder room, minimum 48" hallways, large master closet, lots of windows for natural light, gas fireplace, minimum 10' ceiling in great room, consideration of sun exposure, etc).Also if you give a good architect your budget (for example I need to be able to build this for under $350/SF) then they will design something to fit that budget. 

high-quality, well-lit photos tend to attract more attention from potential renters. 

Knowing that area very well, I would say keep the garage.

Overall, we are pacing up as well.

I think I have a name of a attorney in Houston area that knows tax sales well.