The lowest quotes I got were about $4k for installation only without materials and finishing job, which is ridiculous.Does anyone know a contractor in or near Tulia who can do this for less?

Also, good luck finding anyone to lending to foreigners are tough.

@Brian Adzadi tough to find.

I know in my market getting conventional or FHA financing on a property with multiple residential buildings on it can be tough because a lot of banks consider is non confirming or essentially there are little to no comps to use as a comparison. 

My contracts allow me to provide materials with contractors consent. 

I know most of the experienced real estate investors have a system in place for what they use over and over for materials during rehabs.

Any recommendations on alternative places to buy materials - vanities, toilets, paint, etc?

Maybe if the buyer looks for 1 year they find something but I can't go on a wild goose chase and run a business on a low return, low probability transaction.Now if someone is looking for tough property to find but 6,8 10 million in price then I will put some time in to try and find it between my other deals.

Broke even, which was a tough lesson.Next two were condos.

I would agree that you want to diversify, but based on the REI material (blogs, biggerpockets, REI Books, etc) that I have reading highly encourages REIs so I would focus on that and move to stocks, bonds, and other areas where you can build assets.