I have a feeling they are going to try to push me into a dual agency spot and probably make me use their title company as well.

The why will help you adjust course so that you can learn what you need to do to qualify - either for a different property, or in the future. 

-If I buy using a title company, the title company will make sure I get all debts and liens payed off and I should have no problems getting the house free and clear.

Everyone does it different.

We have structured lots of different partnerships this way... but it is always transactional because as others have mentioned, people in relationships for years can still end badly.

I have reached out to potential homeowners / management companies via Craigslist, Facebook Marketplace, Zillow, and HAR thus far. 

After hurricane Beryl hit, many were left without power for an extended period and I really would like to put my eggs into different basket/market if possible.I see that you’re a real estate broker in Texas yourself.

I have been researching different strategies for investing.

If anyone has any recommendations on how to navigate this it would be greatly appreciated as the payments per month would be substantially different.

There are markets in CA that can work and will require a different strategy than markets outside of CA like Reno, Nevada or the Midwest.