The quality of the carpet was very low they looked very shabby and flat in short order and the adhesive was a bear to get off when we tried to replace them.

You can do a walk flow, but sounds like you need a quality control person in there making sure there is nothing missed (or a project manager).

$7,000 is a reasonable rate for a good job with quality paint that will last 7+ years.

Provides excellent hospitality services and quality cleanings. 

Are people having hard time finding quality tenants ?

Diverse Amenities and Lifestyle: Katy, Texas offers a wide range of amenities, including shopping centers, restaurants, and recreational facilities, enhancing the quality of life for residents and making rental properties more attractive.

I have found that even in HI, I can get good quality mentoring and education for less than $5K--far different than most of the major gurus.  

We recommend purchasing travel insurance to protect your funds from the uncertainties of mountain travel, including the possibility of snow storms, road closures, and poor air quality due to wildfires.

Are their listings detailed with good-quality photos?

Assuming this is a true full NNN deal with good, quality tenants and you can finance your commissions and TI into your loan, you are earning a 10.8% cash on cash yield, using the limited numbers you provided.