That's how it works here in Nevada anyways and I assume it would apply there as well but you may want to ask someone specifically practicing in Texas. 

To practice social distancing, I prefer to not meet them in person.

Also, they will limit your rehab cost budger/amount ( If they are practicing good business morals, a HML won't/shouldn't let a newbie get in over their head with regards to rehab, unless they want to foreclosure on you, which is sad but true).

This differs greatly with multifamily where you can list a made-ready apartment, setup 5-10 showing appointments for the same day and rent it by the end of that day.If you want to add value to a commercial landlord, one way would be to explain how you can limit their vacancies by having contacts within the industries they are renting to; for example; contacts with local dental associations etc.

I am just getting started in my real estate journey and I want to learn more/practice underwriting deals! 

Cash flow is generally better with the MFs from what I have seen though, and you eliminate a portion of the risk as far as vacancy factor is concerned - so that is a good consideration to think about.Pretty standard practice I have seen these days amidst Covid is for the tenant occupied properties to require contract before showing, just to eliminate a lot of in-and-out out of respect for the tenants and their families.

I am currently looking for multi-family in my area in attempts to practice analyzing deals, and My real estate agent knows my goals and sends me some listings.

Have you started practicing some of these skills such as underwriting?

I can legally pass referral fees out like they are candy to any licensee (They never have to show a house or put up a sign, pay for MLS access or join a board, just be licensed by the state to practice RE).

But, I feel at same time some items can be discussed on a broader sense as best practice etc (like how you've set up/manage the LLCs).