We get high market rent because the interiors are very nice & we have a reputation for caring.

I am exploring rural locations but not sure about vacancy and rent rate compare to more active but competitive areas around Houston.

Putting in a bunch of sly contingencies weakens the offer, it's easy to get your offer tossed out to file 13 and consider that in dealing with or through Realtors you'll get a quick reputation, you may have the highest bid and you'll still have you offer trashed.

You cant go wrong with either and both have stellar reputations for reliability. 

I'd ask around BP for reputable investor friendly contractors for maintenance. 

I've never really explored hard money or other such routes, so I don't know if that would be an option.

The numbers look good to me I would jump all over this opportunity-- a partnership with a GC in the area that you can get a solid referral from and has a good reputation for honesty and integrity.

Although there are good, reliable and reputable HM lenders, there are plenty of flakes.

I'm exploring and learning my options for creative finance.

If your with a small local Boutique Brokerage, unless they have a solid reputation, you will need to get some referrals.