I have a local handyman that helped me hired junk removal company and pest control for the roaches.

I have done 3 showings with a few more lined up. 2 parties have expressed interest and I want to request your help in choosing between the options:Party1: Willing to pay $4,000 p.m.

See the chart from Fair Isaac Company (FICO) below: FICO Score Pct of Population Default Probability 800 or more 13.00% 1.00% 750-799 27.00% 1.00% 700-749 18.00% 4.40% 650-699 15.00% 8.90% 600-649 12.00% 15.80% 550-599 8.00% 22.50% 500-549 5.00% 28.40% Less than 499 2.00% 41.00% Source: Fair Isaac CompanyAccording to this chart, investors should use corresponding vacancy+tenant-nonperformance factors of approximately 5% for Class A rentals, 10% for Class B and 20% for Class C.To address Class C payment challenges, many industry "experts" are now selling programs to newbie investors about how Section 8 tenants are the cure.

I understand that it's unrealistic to expect anyone to treat your property with the same level of care you would, but the company we hired has been a NIGHTMARE. 

Are you using a PM company?

I enjoy college football, video games, and lifting weights. 

That could be your PM company if you plan to hire one. 

I would look for a professional company like Rentwerx.Here's an eviction resource: https://guides.sll.texas.gov/landlord-tenant-law/about-evict...

Call up a few PM companies and see if they will tell you who they use.

Certainly partnering with companies that have consistent replacement properties available makes sense if the properties meet your investment guidelines.