If that works for you , you could move on to another one after a year or two... you can build a great portfolio with minimal downpayments by being a "serial owner occupant".

Let them know you do not pay for partial work so if they don't complete and you have to hire someone else they will get nothing as whoever else you hire will not warrant the work that has already been completed.These are only a few things and undoubtedly you will have a contractor issue eventually but these few things should help you minimize issues...

@Antonio Coleman sorry for the delayed response, didn't see your reply come through before now. 

You are also opening yourself up to issues if there is a delay in the eviction and the move in date gets pushed back. 

I've been fortunate that my Duplex has had minimal turnover so I've decided to self manage.

Sorry for the delayed response, but I missed your question until now ...

Dallas used to be great but prices there now are higher than before the recession and cash flow has gone more minimal and with a lack of inventory.

I kind of wanted to  start slow with a minimal rehab just to kind of learn the whole process.

This stops the issue from escalating and now that I've done what I said I'd do it's a good relationship.The procedure for the City seems to be:A Violation letter with a specific time to resolve (24 hrs, 72 hrs, etc)A second letter which is a $75 Fine, Notice of Liability TMC 1726A third letter which is a $250 FineA court summons forcing you to hire a lawyer, attend court at least twice, resolve the issue and then pay court fees and fines.I presume if you don't attend the summons then they put a warrant out and place the fines and fees against your property meaning it will be seized if not resolved.At the City's discretion they will themselves resolve a situation they deem urgent...you will receive a large bill in the mail for their time and efforts, something like $300 an hour for four hours time plus materials and disposal.I have properties in a self directed IRA, which means the owner on file is the administrating firm...there is a two week delay between a notice being issued (yes a 72 hour notice) and my getting it.

I have a LOT more rentals than you buy most have mortgages so the cash flow is minimal.