He was actually in the middle of moving in a new tenant (with no teeth and probably no credit score).

If you are new i think you should cut your teeth locally.San Marcos to Waco up I35 and east/west is doable from Austin

It's like pulling teeth to get them to examine the label. 

If it is a competitive situation, then operate under the assumption that it will be impossible to get an offer accepted with closing cost help even if you increase the price.Use an escalation clause, and use an escalation  amount with some teeth in it...no rinky dink $1,000 increments.

I've worked with about 4 different RE agents in the past 6 months who do seem to be too interested in deals I'm looking at and it's almost like pulling teeth just to get them to put in offers.

Orland is a tough market to cut your teeth on, but if you educate yourself and stay disciplined it can also be lucrative.

Ya you might get lucky and make a good return or you might really get kicked in the teeth.  

I realize not every deal will be a good deal but I'd suggest cutting your teeth on your own dime first before syndicating.

I have an enameled cast iron kitchen sink at one of my rentals. 

Hire a professional painter to mask and spray the cabinets in place. ( if smell is an issue I recommend sherwin Williams emerald trim enamel, or cabinet coat.