SSI for but very high earners is not going to really cut it for most folks. 

The harsh truth is that you are not cut out for this business.

As Plano is a pretty nice clean cut buttoned up type of community they don't seem to have a lot of tolerance even for just a few bad apples.Dallas is considering a ban. 

With the amount of losses you have had it might be a good time to try and offer a Cash for Keys deal for the tenant to move out and just cutting your losses while there is uncertainty about what is going to happen in 2021.

I could have cut that distance by more than half if I wanted to rent but I wanted to own, so I paid for it through time.

For bigger jobs I have went with the "Have it delivered and I will cut the money to the driver".

Tenant may have forgotten to cut it before a vacation. 

.- Most contractors will cut corners, or worse, once they figure out they won't be watched closely:( Your job will also go to the bottom of their priority list.Monitoring progress is relatively easy: hire that same inspector to go by weekly or before any payments to take a VIDEO of:1) What was done2) Quality of workmanshipOne other thing you didn't ask about, payments to contractors.- They all want 50% down or as much as they can squeeze out of you. 

Instead of jumping straight to attorney fees, lean on your contract.

I would be cutting it pretty close.