I wouldn't eliminate Friendswood for the simple fact that it IS the most expensive markets.

I'm assuming with you being a realtor for a while and working with investors, you would have the upper hand in getting investment properties right?

Money in hand is much more security than a cosigner. 

It seems they check for visual, electrical, moisture, mold and gas.If it really is that simple than soft inspections can be done much cheaper and faster and more often by a trusted but non - certified joint venture partner.While I'm in the area I can do a demographic, a title, and a infrastructure forecast search.

If you have more deals than hands to work on them, then how do you find help to execute on them. 

Fast-forward to 2015, I had both degrees in hand (a year early) and I was contemplating if I should skip out on working with a company for three years and just go out and start doing what I was academically trained to do.

This should be simple to look up with the county they will list all applicable taxes and all applicable exemptions along with their amounts. 

It seems like a simple thing, but reaching out in BiggerPockets about getting started as a real estate investor is a great first step.

Look  If they don’t pay your going to have to kick em out plain and simple !

Have your new rules in hand upon meeting (as long as they don't contradict with the lease).