A good property manager can help with tenant screening, enforce lease terms, and handle evictions more efficiently if it comes to that.Require a Larger Security Deposit: Within the bounds of local regulations, a larger deposit can provide a cushion in case of damage or unpaid rent.Consider Rent Guarantee Insurance: Some companies offer insurance products that can cover lost rent in case of tenant default.

They need to handle their issues at home.

We have created work instructions for every step of the process so we can maintain consistency in how we evaluate properties, communicate with tenants, market our properties, handle rent increases, manage property turnover, etc..... 

People are more willing to compromise when they see you’re being fair.Know When to Get Legal Help: If she pushes back, don’t try to handle it alone.

Partnerships are gold too; I’ve seen deals where one person brings the money, the other handles the work, and they split the profits.Company hacking is a bit more advanced—getting added to an LLC that owns the property, improving it, then refinancing to pay the seller out—but it can be powerful if you and the seller trust each other.

Agree to allow the firm’s “entry level” attorneys handle your cases or as allowed by law their clerks?

If the market is tough, I reduce the rent rate over the full 12-month term.

@Shawn Questa I agree with you that there could be some opportunity here, but personally, with that little equity in the property, I'd wait for the pre-foreclosure process to start and  perhaps you can do a short sale (though I don't know the details on how that's handled in TX).

So simple.Email & Marketing: How are you handling outreach, automation, and social media?

My Real Estate plan is slow and long, I don't plan to live on the income so it may take me a few years to justify a $2k expense for a conversation or for a CPA to handle my returns.