I also have every tenant that is listed on the lease initial every page of my lease so there is no question that they have acknowledged everything that is included.

What would be a great way to systematically follow up with listing agents?

We require ours to pick up minor branches and place them at the curb.Pest control: tenant generally. 

I have a list of PM's that in the area that I can share with you. 

Now those same props are 110- 165k, (VERY dumb on my behalf to not keep 50 or so more of the 500, yes 500 I flipped there, HUGE mistake) I just picked up a 3 /2 all in full reno 70k, rented sec 8 1300, going to 1500- 1600.

I'd recommend to reach out to Michael Estes here in Austin - he may be a great fit to help you with what you are looking for based on your goals/anti-goals listed aboveMichael EstesTexas RE Broker License #494994www.trendRE.com

Two years ago when the entire market was red hot most listings in my area required a pre approval or proof of funds with the offer if I remember correctly. 

., as a listing agent, I've seen several buyers' agents in the last few years not show up for their client's inspection or Walk Through -- very annoying, sometimes giving me short or no notice, very problematic if there's no other arrangement for entry. 

"Picking the right market" kind of misses the point.

The tenant doesn't pick up my call nor reply to my message .