Also, is the "service date" strictly the date the property was brought into a serviceable state, or the date the listing goes live? 

When you do find a contractor be sure to do the following: Have a clear SOWHave a written Contract in placeAsk for proof of Insurance/LicensesAgree on strict timelines so you don't incur more holding costsIt is easy to underestimate the timeline - whatever a contractor says, add 4 weeks.

Hey BP I have questions I'd like to consider myself a strict person when it comes to screening my tenants recently I have a few section 8 applicants.

The most strict COVID eviction moratorium in the country.  

For example, Denver county strictly prohibits non owner occupied str's but have no restrictions when it comes to MTR's in the area.

They routinely pay out around the 15th of the month.One single and pregnant tenant has bounced through a few public and private assistance programs.

@Casey Adams @Clint Jusino There’s a few programs that I utilize routinely for my clients on the 90-day BRRRR refinance for 75-80% LTV.

I think you need to make that distinction that your dealing with TX.. the laws in OR WA and CA are very strict when it comes to foreclosure rescue no matter how you do it.. thats why I do not do it anymore. 

I do a lot of repairs and maintenance myself when I come down in the winter and during the quarters I make the trip, but here's just a sample of things I had to pay for in the last year:Pool screening: $985 (big hailstorm destroyed 13 screens)Irrigation repair: $394Irrigation repair #2: $230Palm trimming (twice: $200Pool light replacement: $950And all of that of course leaves out routine replacement of towels that get left at theme parks, sheets and pillowcases, busted blenders, and a host of other things I can't even think of right now. 

I reached out to multiple small company insurance agents and they said they cannot give me a quote since I am an out-of-state investor and that underwriting is getting more strict so they don’t want to work with out-of-state real estate investors.