(It's in the contract) Money is made in three ways.

If it’s still work after two or three properties you are probably not good business partners.

At one lender, he indicated that my debt-to-income ratio is too high, since I currently have three loans (primary residence and two investment properties, one of which I'd sell and 1031).My income is fairly high, and due to a job change, it's recently increased $20k. 

I've owned this unit for the last 2.5 years and have had three turnovers since (first tenant broke lease after 5 months due to job loss and then rented to four college students the next 9 months.  

Also I would not have any work done until you have at least three professional estimates done.

At a minimum, you need to verify their identity and their criminal record.I generally combine their income to meet my standard of 3x the rent but if there are three or more unrelated people renting together than I require each individual to make a minimum 2x the rent.

If you'd be interested on the AirDNA data for it, I have a subscription covering Galveston and would be happy to share it with you.

I also have a subscription tool called Realist that can search for properties based on ownership name.

@Benjamin Piecenski If I put all three properties under an LLC, can I use the equity to get a line of credit to avoid all the appraisals, environmental, & cost of refinancing each house?

If they refuse, try filing a complaint with the state commission and that may be enough pressure for them to let you go.If that doesn't work, wait out the three months, terminate, and then start a new lease with the tenant under the new property manager.Here's the deal: once you terminate with the current manager they won't have any money to take from you.