And this is near city center in Houston TX with plenty of land and appreciation.I try not to be a strict rule of thumb buyer but bottom line, unless it's an A or NNN deal, a property will almost never cash flow if it isn't a 1% deal. 

Fortunately for us the pictures were terrible in the listing and that made it less appealing to other buyers.

Should I be networking with buyers first?

Buyer decides to represent himself, buyer requests more details about a condo on RedFin, gets contacted by listing agent, LA and buyer meet at condo and do a walkthrough, buyer says where do I submit my offer, LA and broker both state your offer won’t be accepted unless you’re represented by a realtor, broker says you can use LA, buyer declines offer and says “I’ll have my realtor be in contact with you.

Buyer beware.

Therefore, if you are only interested in being a buyer, you would save on your own commission but the realtor (broker) would get a commission.

But He took a while to make his mind as as a 1st time home buyer I lowered rent to $1495 in panick it wouldnt rent at all by the time he came back.

For meeting potential new buyers, coffee shops is common practice.

Hello,I just bought a two family ( first time home buyer/owner occupied).

And sending a rookie buyer out to see a property on their own is not a good practice either.