From a quick breakdown I'm seeing that it should cashflow around $600 per month.12% Cap Rate, and around 25% cash on cash. 

If you find someone good, pay them quickly and they will come work for you again.

The date of the import, contact info for the owner (and the persona who inherited the property if probate), a mailing address if it's different, the name of the original list for quick referral, and some kind of a way to track which mailings said contact has been part of. 

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Comps in the area go for 130k-150k for similar style houses (same neighborhood) and will most likely sell quickly due to the housing demand we will be having in Houston.

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I'm hoping City Water/Sewer, and potentially not direct billed to make it direct billed to get some more value add.Long story short, I know I'll need someone onsite, so I was wondering if anyone has had experience with a PM that has helped them do that, or experience doing this in general to guide me through it.

They provide a 3 day training and then provide you with their resources to make quick flips.

I am looking at the guides and the recommended books, I am not trying to get some magical shortcuts.

You might consider both (asking for references, and scouting the early bird material buyers in different sections of store) so that you have contacts for quick-and-dirty jobs, as well as larger projects.