I get the fact that when a SF goes vacant, that its 100% vacant, but the last 5 years the longest ive had a rental vacant for is 5 days, most of my properties i have a contract for a new renter the next day after they move out. 

I would make payment of "X" amount to the HOA part of the contract to purchase & closing costs.

Once the property is under contract I have it inspected to determine the current condition and life expectancy of all major components and appliances.

It doesn't take any thinking or smarts aside from consistently buying. :)

I cannot speak directly to the Houston market as I am primarily focused in NH and MA, but I figured I'd share some insights and thoughts I have based on what you've said.First, you do not have to be handy to successfully complete a fix-and-flip, AND, you don't initially have to have any contract contacts.

Everything is part of the deal, whether its find a contract, finding the property and location, location matters the most.

I have 2 and 1/2 years left on my Army contract and my goal is to be financially free through passive income by the time that contract ends.

My wife an I made a contract on another house with a contingency on selling our current house.

I have a contract on a 14 unit.  

I've identified and am under contract with something that fits my profile.