If, while he was there with you, the contractor got the notion that you were shopping for bids, he may have decided he would be wasting his time and decided not to even bother preparing one. 

I would consult an attorney that specializes in creating LLCs for advice on your risk of doing it the way you are currently 

You could have a local attorney prepare the deed for a couple hundred bucks. 

Anyone in the San Antonio area ever used Sherwood Tax Solutions?  I had a good conversation with an EA there. any help would be great. Thank you all.

We have two sets of sheets, towels, duvet covers, pillow cases, and silverware so it only takes us about 30 mins to clean and prepare the rental for the next guests. 

How much is too much preparation?

I deal with more protection for my business since I'm a contractor but this seems a bit overkill.Carrier: ScottsdaleSix-Month Premium: $1179.5625% minimum earned premiumCoverages & Limits:Commercial Property: $125,000 Building Limit – Special Form excluding theft; $2,500 deductible; Replacement Cost Coverage; 80% CoinsuranceCommercial General Liability:$1,000,000 each occurrence; $2,000,000 aggregate limitProducts-Completed Operations Excluded; Designated Premises/Project Limitation included.Conditions: All subs must carry equal or greater limits of liability naming insured as Additional Insured, hold harmless contract in favor of insured, with Certificates of Insurance.Thank you in advance for your consideration.

@Tara TunpichartiI avoid properties with HOAs, but other investors such as @Eric Hardt has made it work.I don't like dealing with HOA boards, special assessments, and how they might make things more miserable for an investor (changing rules etc). 

You need to have a chat with a local attorney that specializes in landlord/tenant law.

Specially, this is referred to the “Texas 50(a)6 rule”.