Email the tenant each time there is a freeze warning issued.  

I just wanted to flush that out.. as most folks buy rentals in areas that demand full hvac and central air.. also have roof issues snow and freeze issues.. 4 walls and full roof.. therefore your capex is a fraction of anyone elses who maybe posting about your numbers not adding in all the long term hold costs.. 

I haven't been following the latest news on the rent increase freezes because they seem to change all the time, but since the City of LA approved my rent increase request, I just assumed we were done with the freeze.

Such as, switching out propane tanks, emptying grey/black tanks, water lines freezing, etc.

We chose Texas and Florida, as they both are in the South (we didn't want water pipes to freeze) and we chose brick or block houses so we didn't have to mess with painting or siding as often.  

The water line is usually only about 8 to 10 inches deep.They do this to set just below the freeze line in the ground.How old is the house??

Maybe the water is getting in from behind the front bricks and in front of the inside bricks.If the walls are a sideways brick thick, they may be a double brick wall back to back with tie bricks holding them together (old fashioned way of building) vs modern veneer.Sometimes during construction the first floor is made with even wider walls to accommodate future upper stories.The layers of bricks will not have mortar between them (most likely, but who knows).So if you have water intrusion up higher, it may come down there and leak out behind the stucco and when it freezes bingo stucco pops off.The intrusion could follow an old window casing down and leak in a hidden spot under the sill and flow down, or on an angle.If you are using a good stucco contractor and he is baffled, this might be it....or it might not be it....Maybe affixing metal lath to the area might help--but if it is a water issue,,,that water will have to go somewhere, and if its bundled between the bricks when it freezes...the bricks might pop.Maybe shield the areas really well with plastic duck taped up there, and if the brick is wet or the taped cover holds water when you open it after a storm...you may have figured it out.

Bottom line is they can shut and freeze your Venmo account if you are using for purposes that violate their terms.

Dallas has a freeze on section 8 housing so there is no help there.. 

The "credit freeze" for certain types of transactions is starting to thaw.