Lawn: if it's in a HOA and you care about maintaining the look of the exterior, owner should take care of lawn.

Southern border of the land is Wilson Creek (a large, well established, full time creek with old growth trees)Approx 1 acre of non-recoverable flood zone along length of creekTwo small ponds on the property, which can be filled in to utilizeSmall neighborhood to East of property line with utilities ready and available for project Currently a couple of older homes and barn structures on property (100% liveable and well maintained)Wilmeth Rd is currently expanding down the block to a 4 lane road which connects to Highway 75 in McKinneyLarge developments are underway within a 1/2 mile to 3 miles out radius<4 miles to Costco, ChickFilA, WholeFoods, Cinemark, major hospitalAT&T Fiber and Atmos Gas at front of propertyA water well can be run, if desired, or tap into the city's water (currently on city water and has large main at front of property)A CE firm has drawn up plans for a small, 12 home, 3/4 acres development.

(so that substantial acquisition debt can be used while maintaining positive cash flow). 

You maintain the future equity and let him take the frustration of dealing with guests.

But now I have to make part of the lease and get a signed form.I maintain the property and have emails and texts with the Tenant's requests for maintenance and immediately respond and have acknowledgment from them when the maintenance flks arrive to do repairs. 

Maintained and cleared land for usage.

There is really no risk of you losing your investment as long as it is insured and you do your job as a landlord … fill the property, collect rent, maintain it.  

Quote from @David Felt: You are responsible for maintaining the home in its original condition.

Instead of asking questions and engaging in a long back-and-forth, provide clear instructions and you'll maintain control.Your focus should be on what you will do after the tenant leaves.

You literally have been saying the same responses for years.You came here because you like to stoke the fires and then you do the kumbaya right after.