Hi friends,  purchased my first rental in may this year, got it rented in mid June, signed a 12 month contract with tenant, about a week ago tenant sent me an 'official' email that there is a mice/rat problem, although there were cheaper options I went with professionals who were charging me 7-8x only because this is a long term investment and I wanted to get it solved, the pest professionals sealed the attic and set traps, they followed by couple of times to remove traps and refill bait boxes, my tenant now sent me lease termination letter citing health concerns due to mice/rat problem, they paid for current sept month and said that I can keep half the deposit for Oct.What should I do here, they have three small kids so I understand the reason for concern but I am also doing my best to solve the issue, should I go ahead and accept their termination or should I fight it out, not sure if involving lawyer is good as I am trying to make some cash flow and not lose it.. please advice also I am from Texas and would love to hear about TX law on this.

You have to take full advantage of the seven years you have until you'll have to start paying four-figure sums monthly for your own health insurance.

She has a good job at the department of health in the city.

The local tenants tend to move faster but rent per sq ft is much less and when you sell cap rate tends to be higher on resale so less equity.Smaller box spaces they can act within 6 months time or less. 3 months time is more mom and pop or regional type tenant concepts from LOI, to lease execution, build out, getting certificate of occupancy, and starting to pay rent.Having ongoing corporate financial reporting and personal financials will be a key to looking at the health of a business way before they have to give notice to renew the option periods.

I just don't see a 10%+ reduction in overall prices in Nashville in the near future, short of skyrocketing interest rates or the complete nationalization of health care. 

Also consider an HSA health savings account and if when kids come into the picture an ESA.

Not many break, the way we install tile floors.The main benefit of tile for us that Pittsburgh's largest industry is currently health care.

Use a 403b, an IRA, a health savings account, if you have kids CESAs, if married do the same for the spouse. 

I ran a multi million dollar health club in Irvine, Orange County but felt I never had time to pursue my real estate dream, needing to be at work for over 55 hours a week most weeks.

With that said, while moving out might have been the best thing you could have done for your own emotional health, that doesn't mean your LL has to "eat" your moving out with little or no notice.