I am a licensed agent in Texas and I actually provide real estate investors with knowledge and resources that will really help when you're getting started.

Do you have an investor friendly agent that can keep an open ear for prospective cash buyers?

Make contact with nearby property management firms, brokers, or real estate agents; they could be able to provide you with details on forthcoming events.Remember, networking and learning from others in your local community can be invaluable as you start your real estate journey.

Line a up a few meetings with local RE agents, PMs, and TK providers and talk with them.

Wondering if people have any referrals to solid commercial agents in St Louis who are experienced in either selling or leasing out an old Jack in a Box location.

In most cases, this is enough information to figure out if you have a deal that is going to benefit the client and make sense for them (this is assuming you can get an estimated value of the home you'll be refinancing through other means, otherwise, you might also ask them for their estimate as to what their home is worth).If you're past this point of figuring out whether it's a deal that makes sense for them and you haven't run automated underwriting to determine what documentation is being asked for, here's a pretty standard list:- 2023/2022 W2s (any/all jobs worked during these years, regardless of how long they were on the job)- Most recent mortgage statement for the loan(s) you'll be paying off- Copy of their homeowner's insurance binder or contact information for their homeowner's insurance agent so that you can request this on their behalf- Most recent pay stubs covering 30 days (typically this is the last two pay stubs)- If the property is in a homeowner's association, you'll want a recent HOA statement showing how much the borrower pays for their HOA dues- Copy of the borrower's driver's license or ID card - front and back- If your deal requires an appraisal, you may want to get payment information from the client now. 

One of my close friends is an agent in San Antonio and I've been talking with him about investing down there.

My wife is a real estate agent

You need a strong operator / builder / agent / developer to look at all of these considerations and to have studied the market or you have to do it yourself.

I will also be working with a real estate agent.