If you are adding your time and money in the unit the first place I would start is with a fresh vision and perspective.

I use a PI(private investigator) if that leads to a dead end.  

Anything else you guys see missing that should be investigated? 

I'm currently investigating turnkey rental companies.

And lets assume that it needed no repairs other than a fresh coat of interior paint and the carpets shampooed and I did both myself so it cost me very little.

I'm going to do some investigative work now.  

I would like a fresh start, but due to my children's special needs I had been in and out of work over the past ten years. 

Not saying that its wrong, but definitely warrants further investigation since that's really low and taxes in Texas can take a bite out of cashflow.Note: I don't own any investment property in Houston, but I owned my primary residence while living there until recently. 

I started there with resi properties and recently decided to investigate the commercial side.

I'd play it safe and investigate more options before being sold on one specific property/market without carefully weighing the alternatives.