Hello , biggerpockets I am new to all of this, so heres my question does anyone a good realtor that understands investors frame of mind in SanAntonio, Texas.

I would start by attempting to understand seller motivation: if the rents make sense/cover the note and the ARV is 50k, why is the landlord selling at such a reduced price?  

I understand your frustation.

You need to understand how trusts really work and how to make sure that you handle the trust correctly.

What I have done is simply say "I am more than happy to show the property to your client, however I want you to understand up front I am marketing this property myself, have received a high degree of interest doing so, and don't pay realtors any type of referral fee".

Nothing beats knowing the neighborhood as far as understanding returns, rehab potential, best areas, etc.

Probably not the first choice for most, but they are based in OH, so at least understand the local landscape.

It is my understanding that you will pay first/last but not an additional security on top of that unless you have a pet.

Don't take this wrong but you're asking people to comment on a document that no one has read and that many would not understand if they did.  

This is a long question, hopefully you guys can help me understand the best move to make.