I even got a solid lead from one of the banks on a building I followed up on, we could not agree on terms; but a big city banker would never have known what is going on sufficiently to actually put me in touch with a property owner in the area.

This is also spurring growth of the Domain area as a major hub or "second downtown" and the ever increasing self-sufficiency of suburban Cedar Park and Leander. 

The contract with my current RE agent contains the following sentence: "Although Buyer may at any time withdraw from the fiduciary relationship existing between Buyer and Firm, the contract created by this Agreement may not be terminated by Buyer or Firm prior to its Expiration Date without legally sufficient cause."

We will be doing part of the siding so I’m thinking that adding 1/2 inch foam insulation panels on the outside of the house should be sufficient.  

However, umbrella insurance is sufficient for most investors starting out.2.

One notice is sufficient.

3) If you don't improve it right away, will you earn enough money over the span of the two years to be able to improve it and be able to increase the value sufficiently to be able to pull money out?

calls.I would rather have some one who is paying slightly less but are respectful and self sufficient than high rents and needy. 

The vast majority of personal SFHs make terrible income investment properties.

Never trust them until you have sufficient reason to.