Dealing with a large 4 bed 2 bath house, single story.

I don't think it's a bad idea if the tenant will go for it but I don't think the psychology of the average tenant lines up with your theory.

closing costs is a super general term that could involve all sorts of line items, so you really need to break down what fees and expenses you want to /  your lender will allow to be financed, and what you have to pay in cash up front.I prefer to pay as much as possible up front, and usually I pay 100% of any Loan fees and closing costs at the time of a purchase or a refi. 

It's always best to find ARV for yourself, using recently sold properties, or comps, and adjusting those comps for features and amenities such as beds, baths, garages and pools.

Until Waco can find a way to add more jobs that aren’t service based (only added 1200 last year), then I expect it’s growth to flat line to decline.

Usually you will end up granting air rights to the solar developer with access easements for the power lines and for the solar developer to maintain their solar equipment.

I don't charge any deposit with my 24 STRs with 84 beds. 

A few: Sort of the same with an agent. make contact, See the property, make offer, in writing, include contingencies (sale of your house, approval of all inspections, getting appropriate funding, etc) come to possible agreement on price, have all wanted inspections done (maybe including termite, septic field, sewage lines, etc) read and understand papers possibly from the title company (when I sold mine, I used paperwork provided by the title company).

Is it worth spending $2k to replace this carpet even though the value of the property will not be raised due to a consistent sale price over the last couple years throughout these 2 bed 1.5 bath condos regardless of condo condition?

By helping them try to keep their house, should they find they have no alternative but to sell, then maybe your relationship is good enough to be in line to work with them.