Any part fo Texas you might recommend that are safe?

Before throwing in the towel, exhaust every possible solution.

Also be open to knowing that you are acquiring a series of problems.You're in the solution business. 

Better to be safe than sorry.Additionally, do you all generally use a smaller income criteria if the rent is inclusive of utilities?

Understand, real estate may not be the solution you are looking for.

Changing PMs is probably not the solution to your problem, and will likely create other problems. 

Sometimes they can find creative solutions or know the right way to present your case to get approvals. 3.

I hope you and your family are doing well and staying safe.

We hope our capital is in safe hands with you.

I carried double the cost on Gas and Electricity to be safe. ==== Projected Income ====**Off Season**-$4,000/Month Rent Period: September - May (7 Months) Projected Income: $28,000**Summer 1**-$8,000/Week Rent Period: June (4 Weeks)Projected Income: $32,000**Summer 2**-$8,500/WeekRent Period: July-September (12 Weeks) Projected Income: $102,000**Optional** (Basement Apartment)-$2,000/Month -Rent Period: Year Round Projected Income: $24,000TOTAL PROJECTED INCOME: $186,000 ==== Operating Cost ====-Mortgage: $84,000 ($7,000/Month) -Utilities: $36,200Gas $6,000 ($500/Month) Electricity $6,000 ($500/Month) Internet $2,400 ($200/Month) Garbage $5,000 (Estimate) Pool $4,000 ($250/Week)Landscaping: $4,000 -Mowing: $2,400 ($150/Week)  -Clean Ups: $1,600 (Spring & Fall)-Weekly Turnovers: $8,800 ($550/Week)==== Legal Cost ====Summer Rental Fee: $20,100 (15% of $134K)Sandwich Rental Tax: $6,855 (15% of $45,700) NET PROFFIT: $38,845.00