Chris, i'm definitely not opposed to lending it but not sure for my first endeavor i want to spend over 10k until i get more familiar with the process. 

You have to do an analysis of what the cash flow is taking into account - mortgage loan and rate, insurance, taxes (High in some parts of Texas) Vacancy, repairs, cost of processing applications, showing, writing up leases or paying property management to do it.   

(This can be deceiving at times though) How do you guys go through your processes in finding deals?

I am in the process of looking to sell my rental property and have gotten some Subject To offers.

I had to go through the process of signing a new lease, meeting the existing tenants, doing repairs, enforcing rent payment rules, violations from code enforcement and finally an eviction.    

Other key mentors along the way have been a community banker, and a title company owner - all contributed to our knowledge base about the buying, lending and closing processes.If you haven't already started talking to lenders, I would recommend starting that process now.

Overall the process went pretty well, going with cash helped me lock in a decent price. 

I am selling this property which was purchased at a tax lien sheriff sale, I signed a contract with one of those contractor guys who buys for cash, but he is not licensed and is just trying to sell it or wholesale it on the MLS, leaving me without any word on the process, The contract said they should have started the process of the Title search and notified me within a 5 business days and notify me within 20 days of any problems with the search, they did not start the search until 15 days from signing the agreement, then i sent an official cancelation he is accusing me of breaching the agreement and want to file a lien on the property for his right to buy??

During offer process you are expected to have also reviewed signed all disclosures, reports and documents. 

Also, just like anything else the more time you spend qualify deals the better and faster you will become at it, so the practice will improve the process.