The task of changing banks each time I move is a pain.   

Given no signs of bugs being present right now, I'm optimistic the problem will be solved soon.A couple notes on bed bugs:- they enter your house randomly- they are not tied to the "cleanliness" of the property- they are an absolute pain if you have an infestation- I would highly recommend paying for zippered mattress covers if you have a furnished house hack like I do- spray seems to workI was staring down a potential HUGE headache and $3,600 expense, but it appears that we may be fine with just spray method. 

Above all else, focus on WHY they may be selling and what their pain point(s) are and how you can HELP them! 

For me I wanna dental practice so I want to be his hands off as possible and focus on long-term rentals.I have turned as much of my property management over the property managers and even though I pay them a monthly fee are usually get higher rents by doing so so the monthly fee is pretty much a wash not to mention the avoidance of pain in the butt tenants - that they have access to screening tools that you probably don’t, therefore helping you find only the best tenants possible.I also set up what is called a series LLC and an associate a checking account and run all expenses and income through that.

While it may signal to a buyer that I'm willing to put in the work to make a deal happen, I would rather just make the deal happen.

Definitely a little bit of a pain though, as that's just a Texas thing. 

I feel your pain as far as trying to invest in an expensive market!

I don't care how good the returns look on paper, I always tell my clients that if they won't let the appraiser in and the inspector in to look at the property, then that is a red flag and don't even buy the property because the tenant is telegraphing to you how much of a pain they are.Just my 2 cents. 

(and this coming from someone that doesn't even like agents... but I feel their pain when it comes to working with first time buying investors) 

It is cleaner, more efficient and you avoid delivery which can be a pain if they forget to deliver.