hi Tony:like you, am just starting out as well and am attracted to the Houston Area (cos am bullish on its prospects and that was where I had my first real job!).

I learned that I must finish projects more quickly by outsourcing more of the work and utilizing larger crews.

RCW59.18.260 ...No deposit may be collected by a landlord unless the rental agreement is in writing and a written checklist or statement specifically describing the condition and cleanliness of or existing damages to the premises...Return it quickly to avoid any further action from them that could cause you more grief. 

November is sneaking up rather quickly.

I learned that I must finish projects more quickly by outsourcing more of the work and utilizing larger crews.

It sounds to me that Kevin came into a lot of money very quick and was not prepared to handle it properly.

You don't need an attorney to go to small claims court, although it might be worth a quick talk with one to figure out the legalities of the situation where you live. 

And then when a new deal comes to me, it's very quick to weed out what will probably many offerings that don't fit.But I already have an opinion at that point (and am not coming up with it from scratch and on every new deal).

If it's $390 for a doorbell change, wired, all in... ummm... might be on the high-end but it's def. not 'gouging' and def. not unreasonable.... sorry I know it's not what you wanted to hear, again I encourage you to hire those services yourself and you will quickly realize that the trades will charge you the same or likely more, without providing you all the 'extras' like contacting your tenant, or accessing  your property on their own without you present and then locking up, posting it to your property account ledger, etc. etc. --- if they even take the small job at all.

The only people you will attract are those who can't get bank loans and that's probably not the investor you want...If you want to sell to an investor, structure the deal so it is attractive to investors- figure out a competitive cap rate and back in your numbers from there.