To make a long story short, i am told there are quite a few complexities and fees that make it only practical at scale.

As mentioned above, calling numbers on the Do Not Call (DNC) list is risky, but at the end of the day, enforcement is quite challenging.What you REALLY NEED TO WATCH OUT FOR ARE - litigators.

someone with poor credit and very little money is not going to be able to rehab the home to a point that they can refinance it.. they will quit before that happens or just live in it under those conditions..

I would give them a 3 day pay or quit notice.

Values have retreated, but I think the overall market is still quite strong; stronger than I predicted.  

I then Issued a 3 day Notice to Quit last week, no response!

I have found a deal and am ready to pitch an investor, just not quite sure how to organize it. 

I am finding very few listings in Garland specifically and not sure if it has to do with the area being underserved or perhaps not quite the right area for Mid term rentals. 

Quote from @Carlos Ptriawan: while S&P is performing way better, single home appreciation is doing good, so they're quite resilient even during recession.

There have been quite a few "hot-headed" investors who came through and were unsuccessful.