Some borrowers like to get more involved with what's going on in the background, but, honestly, it causes issues because they don't really know the how and why some things work and slow the processes down trying to figure it out. 

We think it will rent more as a 1 bedroom, but it may feel crowded and therefore cause higher vacancy.I'm an aerospace engineer, work roughly 50 hours a week.

You can also improve your screening process to prevent more bad tenants from getting in and then tighten up your procedures so the bad ones don't get enough time to really cause damage.

The amount of money that you "lose" during that time is usually minimal and chasing after it isn't worth the stress that it causes.  

Personally as easily as causing a car crash or someone being hurt on your primary property.Rental-wise, you knew about a problem and didn’t fix it, probably enough if you “should have known” about a dangerous situation.

I don't think it's caused by her poor housekeeping. 

This is likely caused in majority to the high tax rate present in Texas also and you may be over estimating a few of your expenses.

Try things like, calling, sending mail, dropping a letter off in the mailbox, getting additional contact info from the city for the property owner.if you have a log of the number of times and ways you have tried to contact the owner, you have grounds to have their insurance pay for any/all damages caused by the tree. 

Could the deal cause any rifts in your friendship?

The cause was an accidental electrical fire.