What makes this particular property special is that it is in DC, which is a very expensive market by the way, and it has high end finish such as custom cabinets, marble counter top & hardwood floors throughout.

These things all help on a flip, but it seems most rentals get the bare minimum work/finishes to stay in line with the rent rate.

This includes Katy, Tomball, Spring and the Woodlands.Are there any known-to-be-free advertising outlets you could suggest?

Make sure you check for things like gated community, pool, ranch, two stories, a finished basement, acreage, etc.

For an example of what I'm talking about, this guy has some great videos showing him making actual phone calls to real motivated sellers: The tutorials, books and podcast are amazing, and if you guys have already done these kind of videos/blogs let me know... but I think videos/blogs chronicling every detail of real deals as they're in progress from start to finish that you guys are working on would be extremely educational.It would be so awesome to watch a series of videos/podcasts or a series of articles/blogs where Josh or Brandon are detailing every step of the process in a deal that they're currently working on.

Once my client is completely ready to submit, I send over a full package to the other party including an the signed Purchase and Sale agreement, a copy of their pre-approval letter or proof of funds, a picture of the escrow deposit, a sheet explaining all of the comps that verify the offer price, and a brief explanation in the email as to what some of the terms are. 

If a SFR has a finished basement with a separate entrance, it could be a great opportunity to turn it into a secondary dwelling unit/duplex for a relatively small Reno cost.

Does anyone local have a rough price per sqft to assume for average construction with low end finishes?

To prevent the seller from backing out, selling to someone else, dying, or otherwise not being able or willing to sign to sell when the option is executed, my attorney gets everything signed when the option is started, including the deed.

And get an inspection, and make sure you have any and all contingencies included to cover yourself.I'm not a lawyer and these are just general ideas, not advice.