We've a track record to share and a story to tell as we market our "new" resort to a large & generally untapped upscale customer base throughout Texas as well as both nationwide and internationally.

Theyre refusing to let me back out and their customer service team is a joke.

Have good written agreements with your customers.

I would research migration patterns and pick a county inside a landlord friendly state.

Since you are new at this , just to let you know , the subs are going to charge you retail , just like any other customer , you are not an established contractor , they will see right thru you if you try to pretend . 

In 2008 when the last bubble burst, the multiple door investors who overleveraged against equity, were my best customers.

Two things keep tenants long term - (1) great customer service, and (2) competitive rents.It sounds like you do a great job of taking care of your properties and the needs of your tenants, so as long as you’re not noticeably higher in rent to your competition you should always be pursuing rent increases.

Otherwise every flip would be full of custom detail every buyer would want.

Quote from @Glen Wiley:and for some people going from punching a keyboard and sipping Starbucks, to changing dirty sheets, cleaning other people's toilets, and putting up with all the customer service craziness is not as fun as it looks on TV.

With custom homes, the customer typically finances the entire project from start to finish in my market. 1.