If I ever move out of my 3bd/2bath in today's market it would cash-flow in the 3k range.

Multifamily is at a high historical price range and may be over-priced (or this could be the new normal).  

Most will allow you to finance 90% of the purchase price and 100% of the rehab amount.Ive seen interest rates between 8-12% with a range of points up front.You need to establish some sort of relationship with the lender, get a pre approval, and that will make the buying process much smoother 

More specifically, there are new developments happening on the West and Northwest sides of the broader Houston area (Tomball, Cypress, Katy), and in general, homes are selling in the $250-350k range.

Stainless steel fridge and range, heater 1 year old, hot water heater 4 years old.

Older remodel homes are in the $150k to $175k range.

Market value estimation is never a specific percentage range above or below list price, I realize a lot of 'methods' teach this, but that is starting from the wrong end of things.The question is, what is the market value (regardless of list price, which the listing agent seller could have set at high, low, or spot on)? 

I've seen fees be flat fees of $2K up to $6K and a range of percentages. 

Definitely a wide range in pricing.

Be aware, though, that even if you do compete on price or some other factor, the agents that flock to the new service that has the best splits/bonuses/tech will likely be right back out that door when some new shiny object comes their away.