( 250 investors 50 mil) all loans were fractionalized ( this was Oakland CA and Bay Area loans) I could legally do those as a CA RE Broker. 

Careful going outside state lines -- contract for deed is not allowed in Texas.I didn't think COD is illegal in Texas, just perhaps not recommended anymore, because it is difficult to comply with the rules or regulations. 

However, hauling away a truckload of items and cleaning beyond standard expectations could reasonably be charged to the tenant, as it goes beyond normal use.Goodwill Gesture: Since this tenant was great for 5.5 years—paying on time and caring for the property—you might consider waiving part of the cleaning cost as a goodwill gesture.

Finding which of those strategies works best for you, your goals and interests could help you speed up your investment journey while gaining experience, confidence and eventually expertise in your chosen area. 

Care to share the details?

No problems with rust but do have to deal with hard water; they have a chemical treatment called a pillow that takes care of that.

Security deposit will take care of the last month of unpaid rent, but I'm considering filing a small claims court lawsuit to get a judgement for recoverable damages.

Budget carefully, prioritize high-ROI renovations, and adhere to strict timelines to maximize profitability.

@Brett Coultas if you're a newbie, you want to be careful of an "investor friendly" agent selling you something they truly don't understand:(95+% of agents only know how to handle owner-occupied transactions - you can verify this by asking them calculate ROI for you or Cash-On-Cash!

I still think if you're an investor, you need to run your numbers carefully.