@Brian Pulaski I'm not sure I'd be happy to find I paid 10K for 5K cabinets even when I made a considerable profit off the deal.

So I'm getting ready to give the tenants that haven't paid a 3 day notice and subsequently file an eviction.

I originally paid $82,000 for it with a $10,000 down payment and a interest rate of 5.5%.

If the taxes are being paid by the bank then it is a good guess that the property is Bank Owned.My suggestion would be to find a local Real Estate Agent with REO experience and talk to them about the property.The whole process is long and slow,  Patience is key

As for commission - our agreement indicates that the Broker's fee will be paid according to MLS % - and that I am not obligated. 

After the 2nd and 3rd loans are paid off,  the cash flow would shoot up.  

I bet she would of paid the $100 with the yard looking the way it is.

They have not paid so tomorrow Ian placing notice to pay or quit and by Texas law tenants have 3 days to either pay or vacate premises which gives them until midnight of the 6th.

Paid $69K, ARV is $130K, cost to renovate is $10K.  

She has always gotten caught up and paid the late fees.