While you may lose a some money in that particular deal the respect, trust, and reputation you build buy putting your investors first will lead to much more opportunities later. 

Thanks everyone for the responses, Im still going back and forth with the tenant discussing options. making sure she has explored all sources of income.On a related note: How hard is it to get a unit rented at the moment? 

I spoke with the foundation guys, a reputable company here in Houston, and they said they did a small pipe repair but restarted the water after finishing and didn't see any water. 

Property managers are people who make sure you make a lot less money it sometimes will screw you upNo, dont use Evolve or Vacasa  They have a shaky reputation. posted by @Kristina Bayes:@Ken BooneThanks for your reply.

DM'd you - for passive I find 50 to 75K to be the minimum norm - at least for the reputable investors I've found. 

Explore other lenders.

I am exploring the options of HVAC.

., that was my feeling as well, it does feel like they're trying to take advantage a bit, it's a large and pretty reputable PM too (GKHouses) but I'm hesitant to just switch off of them as I've had good experiences with them in the past but if they continue trying to scare me into improvements or rushed and overpriced repairs I'll definitely be looking elsewhere.

That's a very interesting situation you've got but I tend to believe anytime you can buy and hold real estate in this area (especially if that means keeping your parents in their house) then you should at least explore that option. 

I'm glad you asked 😁This may not be the most popular opinion on a forum full of hopeful investors but the Las Vegas housing market is already building a reputation as being one of the nations "most resilient" housing markets.