Have major water leak and need suggestions for reputable independent contractor in north Dallas, Texas area.

I manage properties where I live and one bad month, one eviction, one water heater goes out, you could be upside down on cash flow for months and I am thousands of miles away so I have to trust their "Trusted Property Manager"Sorry for the long rant, the question I have is what about Tennessee?

Appreciation there is low, rents are low, and assuming maintenance as a fixed cost (for example, a hot water heater costs $450 from Lowes in Allentown, $450 from Lowes in Scranton, installation takes the same time, and labor costs aren't all that different), the ROI isn't great.

It was built in the 60s but just got a new roof, HVAC and water heaters were all updated between 2017-2018 so fairly new, and it’s an active mid-term rental making about $3,200-3,600/month depending on the season and he provided all the documents to support that from the past 1.5 years.

The market tanked, the values declined, and some of the properties were under water even at 50% LTV. 

Once you get above a SF, the properties aren't usually submetered for water.

When I was working in local government I once filled in a guy's yard with concrete that kept digging up our water line and stealing water.

What a find interesting and have a hard time understanding is that I have seen several houses that are not on the water or might be a smaller home (2 bedroom) listed on airdna and awning that are getting a higher(in the $300's) ADR than the 3 bedrooms on the water. 

I'm certainly not trying to throw water on your fire but have you dug into the Beaufort market?

40k prefab20k electric and water hookup10k land dev100k 1-2 acreOrrrrr170k duplex with prefab home in back of yard ( section off drive into prefab and section off duplex yard)rent duplex - live in prefabthen rezone property for appraisal of two property