First, you will get more advice by making your own thread, instead of posting on another.Second, if you know you are up to date on safety and habitability, just let the tenant know that the unit is rented as-is, and you have no plans to make upgrades at that time.

I like the safety. 

I help him out wit landscaping cleans ups , dryer safety switch to the door broke and light plumbing like faucet elbow leaking or vacancy i would help with painting and clean ups small stuff but i think im capable of mananging it all myself it doesnt seem that complicated.

Would it be building and safety?

But under TX state law, there is Implied Warranty of Habitability, and i think flooding could easily fall under the category of material health and safety.  

DSTs can help you diversify into many markets with your gains, and 1031 exchange will help you defer taxes as you diversify for more safety.  

It seems like you should prioritize your list.  

Put the money in, collect a higher cash return and build the property's safety net more quickly.

So make sure you have 4-6 months of income as a safety net

If you plan on prioritizing your list and going after the low hanging fruit, then I would use findtheseller.com.