It's simply factual:  you violated the lease by smoking, stop it, remove the resulting odor and that a repeat action could result in eviction and loss of security deposit.  

If you purchase below retail and include a value add, then it can be a good investment in a very short amount of time (my last purchase has value ~$1M above my costs) in 3 years and was a good investment before 1.5 years.Good luck

It's been a few years since I last updated the list of providers (there are older threads on this topic here on BP), but at last blush there were five trust companies offering the ability to write and service mortgages from registered accounts:B2B BankCanada Western TrustOlympia TrustEastern TrustCommunity Trust CompanyOf these, Canada Western and Olympia has the best offerings at the time.  

The last appraisal from September of 2023 was before it had a tenant and came in at $165,000. 

Does anyone have an attorney recommendation in Texas or other recommendations to remedy this loss?

As with all regions, the Oregon Coasts' counties and cities are tightening their rules (and quantities of allowable vacation rentals) and there are a few adjustments to last year's regulatory landscape.

Unfortunately, I see a growing trend of a lot of service members renting their homes at break even rates or at losses.

I locked last week at 6.385%, 75% LTV, 2 year PP, 2 pts on a DSCR.  

The last few months have been at Milagro's on Classen.

I just had tenants move out of my investment property (duplex) without paying for the last month's rent, and the damage they inflicted onto the property exceeds their security deposit amount.