From what I've seen so far, I would be hard pressed to make any conclusions as to what the banks are thinking when selling their REO's.

Read through it, and my conclusion is there are so many protections built in for the seller, it doesn't pay if you are an "investor".

We see deals daily from wholesalers who talk about how amazing a deal is and show how and why they come to that conclusion and sometimes agree, that from tehri vantage point it is a great deal…for the seller/wholesaler.Not saying you can’t find great agents/wholesalers who are representing the “other side” that can also provide you with great info….but you need to the leadership role here.

I'm not sure I like the whole idea of flipping multifamily properties as so many did with SFR which lead to speculation of enough appreciation and the lovely tidal wave (it wasn't a crash, it was silent like a thief at night) of 2008.I spent a decade in the startup space and one of the many conclusions on what makes or breaks a startup was the realization that timing before all else is the most important factor - then team.

You probably already have come to the conclusion that your screening standards are sub par.

I would say your conclusion is spot on.

That may work for now, but its likely to be only a matter of time before even Texas makes this data public.You don't have to look very hard to find many examples that support the conclusion that real estate agents, as they currently exist, will go away. 

That isn't a reasonable conclusion.  

The emails and texts show their lack of honesty, reading comprehension and tendency to jump to conclusions and make things up when the lease is enforced.

I wouldn't assume either but rather seek out some local investors and see what they are doing and how it is working (or not working) before you jump to the conclusion that it is too expensive and try to make things work in an out of state market that you are not familiar with and will need give up control to depend on the kindness of strangers to keep your best financial interests at heart and make or break your investment.