I would raise there rent to full market (they are not good enough tenants to deserve a reduced rent) and mention the filth being unacceptable and liable to attract insect/rodent infestations.

In Texas, you can choose Replacement Cost roof coverage, Actual Cash Value roof coverage (which factors age and depreciation to give a partial payout instead of full payout), or no coverage at all for wind & hail damage (an exclusion). 

So if I can handle repairs on 80 units and a full time job you can do one or the couple properties.

They let me know that they had a full offer and closing in 3 weeks.

Usually, the only difference is that there credit score is too low and they dont have the full down payment.

@Javier Diaz, https://www.biggerpockets.com/forums/79/topics/524048-kris-krohn-is-this-mentor-full-of-it-or-legit

Most (if not all) of the DIY formed LLCs I've encountered in practice have not been correctly documented, and accordingly lack the full protections available to the owners under TX law.

We both work full time in NJ and would not be moving there.... yet!

At first I'll be doing it part time as I have a full time job. 

I hear about quick claiming the mortgage to the LLC but that can be dangerous in that it may be called to be due in full.