For Self-check in properties: You certify that you are willing and able to follow the instructions for self-check in.

A house in my area with a mediocre renovation was listed with instructions that all offers be submitted between 1-4 PM on a certain day.

I would want to hear about hidden fees.

Great idea to check out the surrounding suburbs that aren't in Bexar.For anyone who wants more info on the BRRR strategy, including detailed instruction on how to calculate ROI so you don't trick yourself into a bad deal, I highly recommend "The Book on Rental Property Investing" by @Brandon Turner

However, I plan to treat this as a business and want to ensure I kill the closing in a smooth manner in order to not destroy the business reputation and trust right away.What should I instruct my cash buyer and my seller to do for closing / what to bring to closing after both purchase agreement and assignment of contract have been signed?

I feel like there is a hidden obstacle that I'm not seeing.

I have joined my local REIA in Houston and have attended many meetings that promise help and instructional advice but mainly end in a giant pitch to join an even more expensive group.

The notice should list instructions on how to respond.

In order to have a smooth closing, what closing instructions should I give my Buyer + Seller + Closing Agent? 

If an offer is coming direct from a non-licensed person then this would not be required.Common items contained within an offer document:-Price including any seller paid closing costs if applicable-Sale/ possession Timeline-Items included and/or excluded in the sale (example: lawn mower, chandelier, etc)-Financing contingency-Title Agency information-Escrow instructions (who will pay for escrow, owners policy of title insurance, commissions, recording fees for the deed and any mortgage, etc)-Inspection contingency info, responsibility, and timelines (general home, septic, radon, pest, well flow rate, etc)Locality Point of Sale instructions (if required in your city, I can send you info if needed) and responsibility.