(some insurance groups may not want your business....)develop the "feel"/6th sense to "smell" the possibly good/no trouble guysalso there may be similar posts here on BP, so please use the "Search BiggerPockets" function

But we tent to keep 3-4 companies in rotation so they don't get too comfortable and rotate which one we use every 2-3 months or if something happens.

Property prices are a function of demand and supply, which are influenced by many variables, most notably forecasted population and job growth.

Things like major changes to floor plan or expansion, structural issues, dealing with parking, updating major systems (HVAC/elec/plumbing) vs patching them if they are still functional and safe.

Complete and functional home.

My husband works a rotating night shift, not sure if he'll be able to make the meeting, but I would love to attend.  

The people on your short list will know (it is a small community) who is getting your deals so you have to rotate them in a fair way. 

(The house is 100% functional, everything is just 20 years old) I am looking to put new kitchens, renovate bathrooms, new flooring, new doors, paint the walls.THANK YOU

I don't believe, a hunch, that in Texas a non-attorney may conduct a foreclosure, (a RE Broker/Auctioneer may be able to, not sure there) and the Trustee under the Deed of Trust performs the functions required in the process, (or a licensed servicer) so as an individual note holder, you're spinning your wheels attempting to get payoffs. 

Buying the note is an investment function.