The strictest rules I've seen state that the property must be managed by a property manager that is a licensed real estate agent in TX and has an office in Galveston.

To get that information, the listing agent SHOULD have it posted on the listing but many times they don't simply because they don't know or care to know and the seller doesn't know or care to know either. 

Two independent agents said "nobody" is writing commercial policies right now.

My team has agents specifically assigned to investors and are local experts to their districts.

Initially, my agent helped secure a tenant, and since then, I've been managing the property myself.

Have you connected with a local agent, wholesaler, general contractor, or property manager yet?

Are you (as a real estate agent, with REPS) trying to convince your father-in-law that if he invests funds in real estate with REPS status it is a better decision than putting the $22,500 (limit in 2023) in a 401k? 

I'm an agent looking for cash buyers interested in a new project.

I obviously connected with one one agents from BP community, but want to do more due diligence and talk with others.

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?