I have lenders and clients that are willing to buy and lend in any area in Texas.

You'll also get a good feel for who knows what they are doing and has the client's interest in mind, and who is just selling a product.

most banks or HML wont fool with that low of loan balance.. local banks will for local clients.. but rarely for those that live out of market. too big of risk of failure in those low values assets.. they know the risks.

I encourage my clients to call on signs...to get 1st hand information of the competition.   

There used to be a President there, and he was signing on clients with the promise of being "personally involved in the complete transition".

Do REO Listing Agents only List with certain Bank Owned Clients?

Josh I have clients in your situation all the time.You are asking a complex decision question in a brief paragraph.

He's helped a lot of my house hack clients navigate comparing conventional, FHA, Home Possible as resources for only putting 3.5-5% down on an owner occupy multifamily.  

If a client of mine found a deal on their own got it into a contract and didn't ask me for help or advice.  

I also do quite a bit of project management for clients that are doing rebuilds or renovations and can help you build a scope of work as well as estimates.