I think it is a waste of time.

Dont chase deals, use your criteria as a filter to weed out properties that will waste your time.

Just roll the toxic waste barrels off and start hauling out sand..Good luck!

I've been fortunate that my Duplex has had minimal turnover so I've decided to self manage.

Yet, it isn't clear to me as to when is the best time to start building the relationship [when you aren't exactly ready to buy] without wasting the RE agents time? 

Dallas used to be great but prices there now are higher than before the recession and cash flow has gone more minimal and with a lack of inventory.

I kind of wanted to  start slow with a minimal rehab just to kind of learn the whole process.

I have a LOT more rentals than you buy most have mortgages so the cash flow is minimal. 

If I'm buying a property in which I'm going to do minimal work cleaning and gutting it and I only own the property for less than a week, will lenders still lend me money for this really short period of time?

Make sure it is convenient for all those effected by it and needs to have minimal distractions.