Property#2 also had about $2000 in repairs (electrical, sewer, plumbing, pest infestation, etc.) shortly after the 1st tenants moved in.I am now on property manager #3.

It seems like every time we find a property where the numbers work, the agent dismisses it for whatever reason...the latest being that the home is mold infested.

Tenant shall pay for all costs associated with remediating pests from the Premises and shall in form Landlord at first sighting of any pests in order to avoid any infestation of pests.

Once you figure it out, you're going to welcome mold-infested properties as moneymakers for you.

I get paper wasp nests infesting my property every summer.

This is fair in that if something is uncovered that makes the deal go south (crumbling foundation, infestation with aliens, etc.) then I shouldn't have to execute the contract. 

She now is sending pictures of cockroaches in the house... maybe a few but not what I consider an infestation and normal in the south Texas area.

Ask if there has been a recent bedbug infestation (treatments don't always work).

The house is somewhat more likely to sell at auction now, since by auction time it will be a good-looking,  income-producing rental asset with stable tenants rather than an vermin-infested trash heap occupied by unstable addicts. 

The house was filthy and infested with cockroaches.