We can't talk to them if they wont respond/engage. 

I would not add the AC unless return is added upstairs as it will be 5+ degrees warmer and the tenants wont understand why (id imagine you would get calls saying the air isnt working upstairs, when in fact it is).Im sorry to say, but you wont get a price of 5K to do all of that work, and if you do, run.  

And in most Markets, that wont even use half of your 50k.

Another is cars that wont pass smog.

You wont have to evict , they will be gone before settlement .

I live in Dallas Texas, a new bie here and into real estate, so no experience of any sort, but one thing keep ringing to me daily each time i am with business analyst and real estate practioners, they keep talking about the growth already in Dallas and still climbing, Toyota North America Headquarters construction on going, they relocating here.So even a new bie like me know what that means.Nebraska furniture onwed by Warren Bugget is new and has driven many businesses here, the list of up coming development in Dallas endless, you wont regret settling and investing here as you already say TX topping your list.Good luck

I would like to meet a more aggressive and like minded investor/ realtor that understands what cash flow means and isnt trying to get me to buy something that obviously wont cash flow.

Don't let a listing agent sit on a ratified contract until 6 pm, as they are sometimes wont to do.You can try to time things and bet on this to continue or get worse (thus making rates better), but generally "a good day" is a good time, and trying to daytrade for "the BEST day" is a losing proposition.

If it is in a bad area than the property can be destroyed and broken into whenever it is vacant!

However, it must be rebuilt, as a house, within 18 mos if it should be destroyed.