But Texas DOES have some unique laws around personal residences.

If they have truly come to the table to consider this sale then they don't see this as a good asset worth keeping and trying to work with the borrower.  

He's the go-to guy for financing "unique" and "unusual" deals haha.

I am imagining a worst case scenario where we come to the closing table ready to purchase the property and the investor has cold feet and withdraws the money from escrow and we are stuck losing our deposit.4. 

You have to know how to identify the sellers needs and aligning those needs with a unique offer.  

Both of these places would have positive cash flow allocating for legit cap expense ($250-$300 for a detached unit per month, so at least $500 for a detached duplex), vacancy 5%, and maintenance.I really should not be encouraging competition in my area but I am NOT using Escondido because I think it is unique but because I know it well and know what duplex to quad are on the market and what duplex to quad have sold. 

I like the idea of building a "unique" website with Squarespace but some investors told me to subscribe to services like Investor Carrot who have templates for RE investors.

Someone bringing cash to the table doesn't have to get all their ducks in a row and get through all the lender requirements - which can run into snags.Because of the increased chance of closing, and reduced time required to close, many sellers will take a lower offer price if it is all cash.

I am imagining a worst case scenario where we come to the closing table ready to purchase the property and the investor has cold feet and withdraws the money from escrow and we are stuck losing our deposit.4.

I've not always had an agent representing me.Given that, what are the pitfalls, if any, in this prospective deal if there's technically no selling agent involved and i don't bring an agent to the table representing me?