Tenant pays all fees and the choice is theirs.

Funding: my plan is to shop around hard money lenders for purchase and rehab for best rates/fees/down payment.

Feel free to reach out if you would like to discuss!

I live in Spring TXfor reference my mortgage, taxes, and insurance are $1840 each month, $385 per year in HOA fees 

Interesting discussion!

However, she’s late on her second month’s rent and gave me a heads up that she’d be a bit late and will accept any fees on the 1st day of the month.

Enter recurring charges and automatic late fees.

He was charged around $4k for legal fees to remove the tenants, and $900.00 for each eviction and removal by the property manager.

You'll still need to do some of your own leg work when vetting tenants, but it's easy enough and will save you the ~10% management fee.

This will likely be a cash for keys situation.This will likely be a cash for keys situation.This will likely be a cash for keys situation.Because they have been there for over ten years, that is one qualifier for relocation fees at a set price.