I would also tell her you will need to do a credit and background check on him for the safety and security of the other tenants. 

Not to say you stop doing or not be involved, no, keep at it as are BUT under the safety of having the Pro every step of the way to protect against the missteps and mistakes that as you have found, are far more costly than the fee such a person would have been charging. 

I previously founded an automated building-code compliance startup, so no shyness around the thorny stuff :)And I appreciate everyones helpful (and patient) responses - getting normalized into a new industry really helps with support like this.

If it were me I would be patient and look for a deal.  

Get a lock box for the contractors and let them lock up for their safety. 

But you will need to be patient and be willing to move to other areas of Dallas/Ft.

But safety is another story. 

Key thing is to buy with a margin of safety and understand that state regulation is not likely to favor the smaller landlords like yourself / myself.Decent management will be your secret weapon.

You can get a duplex and house hack or BRRR if you are careful and patient.

Investing in real estate is a long game, so be patient, build networks, and be crystal clear on your goals.