I would need contracts to document our arrangements in case anything falls through, but I wanted to see if anyone has experience executing a flip this way. 

They all look to fall in the 5% range for gain and seem satisfied, knowing the market will also increase the value of their investment homes.

You might want to hire someone so your hand doesn't fall off from all that writing. 

How long were they tenants and how often did you do inspections.It is not practical to rely on tenants reporting issues and falls on the landlord to be aware of and regularly inspecting a property for issues.

You'd get rid of a contractor as soon as they start falling behind and asking for more money to finish the job so why not get rid of an agent who is slowing you down by not putting in offers when you tell them to?

As loans fall into greater distress there are more moving pieces.  

Not everyone needs an agent to represent them....but if you have to ask you likely fall into the category of people who do need representation. 

The city of Wichita Falls is where I'll be at.

If you do not want a bumped rate at all, it'll be 3.375 discount points.If you only want your rate bumped to where 25% down investment property would fall, without putting 25% down, it's 3.375% - 2.125% = 1.25 discount points. 

So as im going through books and videos trying to get my feet wet this oportunity falls in my lap.