If anyone has good attorney contacts in TX please advise and forward, thank you! 

They should put the tenant on notice, and indicate their intent to terminate their lease if they don't correct the problem.If you have no such clause in your lease, you can find the owner of the property using tax records, then skip trace the owner and contact them to let them know of the situation.

Spend 4 years learning/mastering direct-to-seller marketing.

This ensures that you protect existing tenants from direct competition and support their growth; this will also foster their trust in the ethics in which the property is managed. 

Can someone please give some contacts for the Landlord broker companies in TX area?

I am doing some direct mail marketing in IE, LA county, Riverside county and OC county. 

If there are only 2-3, then investigate and question GC.3) Check with your state's Attorney General's office for any complaints.4) Contact several City Building Depts in the area and ask for list of permits they've pulled.

It can be easier than cold outreach, especially if you offer them guaranteed rent and hassle-free management.Also, marketing can really help you stand out—whether it’s through listing on multiple platforms, building a solid website, or using social media for direct bookings.

Expenses directly tied to a deal that was pursued but not completed (e.g., inspection fees) are considered part of your investment activities and can be deducted as a capital loss in the year they were incurred.

I can get a direct flight to major metropolitan areas, but it would be much more difficult to get to Topeka or North Dakota, for example.I feel that I'd like to see the market at least once, to get a feel for the area and to meet the local team.