Clearly, I cant represent myself in the transaction and intend to use an agent out there.

Did you represent yourself in the sale?

The wholesaler is not a licensed real estate agent.How important is it to have a realtor involved to represent me on the purchase?

I assume Texas data would be somewhere about 50% homes - but I feel like that is representative of mainly people who have lived here 5+ years.

@Michelle Twilley I represented the buyer for a 203K loan closing two weeks ago in Chicago.

The area is starting to turn according to a few city representatives I met that are developing the new park directly across the street from our street. 

But you will get access to comps and be able to represent clients (if that is what you would like to do). 

Works in healthcare as billing representative and has been working there for 3 years.

I can’t represent myself in an eviction proceeding, need an attorney because of the LLC.  

I realize that the majority of people on BiggerPockets skew much more towards being cash flow investors, but I don't believe that's representative of professional investors in general.When I worked for commercial REITs and other institutional investors, we always looked at IRR first, and cash flow was always a secondary test.