You may find that spending your money and energy at another project will bring you higher return than investing into shaking their building.

@Tom SmithHonestly, there is not much you can do if a tenant leaves early without giving you notice, while it sucks your time and energy is better spend trying to repair and re-rent ASAP.

But you will always have people that are not tidy and such and just want to dump homes...

My network is stronger in St Louis, where I've been putting more energy until very recently. 

I ask her why she is not asking more  she said the place needs work she does not have the time are energy at her age .What things should I be looking for in doing a lease agreement with her other than long term and first option .Were would  I turn to get funds for a deal like this.

It's a high energy place, you can feel it in the air, it's like a drug to me.That being said, it's a high stakes game, and you kinda gotta run in the right circles.

Some are worried about dependency on gas but Texas has diversified into energy most recent years as well.         

You will have to spend just about as much energy and time screening and handling the tenants as someone who bought 3 separate SFHs, but for much lower return.

You'd make a tidy little profit and have no headaches.  

This week, my wife and I closed on our first deal: SFR in Memphis, TN with a 2-year lease tenant already in place.In my day job, I work as a financial analyst and I see the importance of keeping a tidy set of books.