Is this an issue related to the nature of the work they have to do?

In most states, including TX, the owner must disclose the inspection to future buyers, by law, so he/she loses and the future buyer gets the benefit of my hard earned money. 

For example I know an agent that used to be a lender, so investors that don't have much lending knowledge could benefit from working with him.

The agent.A short sale is pretty much this in a nutshell1) Buyer is in trouble and sends hardship to bank2) Agent does analysis and comes up with price (Which is of course lower than what is owed to bank)3) Bank says, go ahead and put it on the market4) Somebody looks at house and puts in offer5) Seller accepts any offer that comes in because they want out (regardless of how much the bank loses)6) Bank takes weeks/months to pay for their own evaluation, look at how long on the market, run an internal appraisal, look and do a cost benefit analysis on the loan and property7) Bank accepts/counters or denys the offer (provided they decide to do anything at all and not just foreclose on the original borrower and take the house themselves)I have it happen monthly....

My question is am I on the hook for the attorney fees related to the collection efforts prior to my obtaining the property?

If you have not been charging them for taxes and insurance all this time and you want to first start now, they will likely require a reduction in the base rent to account for the additional amounts paid to you for "CAM", so you should end up relatively even unless they are using a ton of utilities or taxes have gone up a ton, etc.You can have them direct deposit your rent, or set up an auto pay to your account.

Keep in mind of all fees and holding cost related to the transaction. 

The cash flow could potentially pay the entire amount of the loan each month, and you'd be getting the tenants to pay down mortgage, plus extra tax benefits. 

There are quite a few benefits to having these things in rental properties, but their ability to instantly ritz up a cheap alcove tub/shower in a small and boring bathroom is incredible.A related trick that I've heard works wonders in appraisals is to rent the nicest stainless appliances you can for the kitchen and laundry.

Closely related to cash reserves.Focus on those two main metrics, and one will be as prepared as they can be.