I am exploring this area and have heard some noise regarding the further limitations on beach access points along the coast, creating some havoc for str owners.

If she is always late with the rent she doesn't fit the definition of a good tenant.

You track all of your expenses the same way irrespective of profitability. 

After 2 months going back and forth with them, they finally ended up paying 50% of the $9000 bill.

Yup half of these ideas are OLD NEWS  I never equate Texas and low tax's LOL also my concern with build to rent subdivisions is not the rent or the first 3 to 5 years but the exit in 7 to 10 years which is average hold time for investors.. 

If I choose to flip, the amount of capital expenditure and interest could be too much for me.

I called the TL to quit.

I am looking for the basics.  

Is the property vacant? 

They also don't understand the law, or the changes that are happening around the country.