That's why I stick to places with larger population basis and usually have mutiple applications on the rare occaisions that I have an opening.

If you post all of the following items here, I'll post an evaluation of hold vs sell from my perspective.TaxesSewer and Water (generally paid by tenant)Trash (generally paid/dealt with by tenant)Heat/Utilities (generally paid by tenant)HOA (probably not applicable)Cap Ex and Ops (my personal minimum is $150/roof/month)InsuranceMgmt Fee - as a % (general consensus here on BP is 10%. include it even if you think you are going to self manage)Vacancy- as a %. (8% represents 1 vacant month/unit/year)

If your asking price is fair the applicants would need some very compelling reason for you to accept less. 

I am wondering where to get a good application and lease agreement specific to TX laws?

So, let's say if you decline a rental application and that person sues you (let's assume for discrimination), that LLC insurance will probably NOT cover you.

This exemption from the lottery is also applicable to mixed use buildings having no more than two residential units, both of which are owner occupied.

Lower your application fee.

For applications like VoIP, gaming or video streaming, the upload speed is every bit as important as the download.  

As far as screening, I require all of my applicants to supply a background check which they get through the local police dept, fill out an application and show their last month worth of pay stubs.

Failure to complete the sublet application within 14 days - $500 additional fine.On the second notice (14 days later):1.