Are you local?

I have been to a few big conferences, book launches, and numerous local meetups, but nothing can even come close to BPCON 2023 in Orlando last week.

If you have an issue with the way the landlord (you) has handled things your options are therapy or GET DOWN ON YOUR KNEES and pray.Your recitation of events reflect the owner acted in a timely manner and you failed to report the leak.

For those locals, is northeast Fort Myers any better than Lehigh for quality of tenants or is it one in the same?

I have been offered an exclusive Deal by a local "friend"/ semi-mentor in my small town.  8 standard 2/1 apartments -  Quad, duplex, duplex, 1970 Dated buildings, little neglected but liveableOwner finance: 20yr 6%rate with 20k down------------------------------------------------Total purchase 400KCurrent NOI: 41k     Cap: 10         (Tax,Ins,Maint, Util)Gross rent 4500/mth-----------------------------------------------Upgrade, Est repairs: 60k After reno: NOI: 59K   Gross rent: 6100------------------------------------------------Loan pmt: 2865/mth,    34k/yrCurrent Cash flow: 531/mth,  6,378/yrAfter reno Cash Flow: 2131/mth,  25,578/Yr-------------------------------------------------Added info- -Property line Joins with (growing) Community college-Tiny town-The Buildings are Currently "uglyish".- Current Rent is 150$- $200 behind market avg.I am very comfortable in single family homes in this town (own 18 SFH rented and performing well).

Also, does anyone use/have feedback on local Airbnb cleaning services?

Texas law actively encourages parties to settle disagreements without resorting to the legal system, and numerous contracts and agreements have clauses requiring ADR in the event of a disagreement.

I recommend you join a local networking group and build relationships.

Do you have a policy with a local agent or do you use Proper or Foremost? 

I'd reach out to someone in a local REIA where the property is located- those folks will know of some private individuals that are looking to lend. if the SFH is your primary residence, you should be able to get a HELOC at a decent rate from a regional or credit union.