I replaced all appliances, ceiling fan, new stove, fridge etc.

I’m a big fan of data driven analysis, but as some mentioned, the Harvey anomaly drives a fork into accurate extrapolation.I love Grimes county but schools end up being an issue for many renters with kids.  

I'm not a fan of realtors but I'd contact a commercial one for that. please like post if helpful, best of luck! 

Plus, if the crap hits the fan you can always drive to the property to fix the issue.

These meetings are more designed to gather people that struggle with wholesaling.Indeed... other than struggling wholesalers you have the newbies that get convinced REI meetings is the answer, just like you are being convinced now... then the other REI frequenter is your traditional hard money lender that tries to make money on innocent young investors eager to start, and anyone else that tries to make money off of it somehow.Lastly you have a few cash buyers that know nothing about marketing that desperately need a property to flip.

It's somewhat similar to taking over an occupied unit - you usually have no real evidence of the condition of the unit when the existing tenant moved in, so you do the best you can with what you have.Whenever possible, I'm a big fan of documenting the condition of properties with video and then uploading it to YouTube for future reference. 

Id address that, the old style ceiling fans and maybe even the fireplace (if needed).

I'm not a huge fan of the stock market, but I like the matched contribution and the tax benefits.

@Graham NadlerVinyl floor, no garbage disposals, a paint color that can be used as "touch up" (i.e. without having to repaint the entire wall), pex pipe, a working fan in the bathroom, leave a few furnace filters behind for either yourself or the tenant to change, no screens unless lease says tenant will maintain repairs, bathtub surrounds that use very little to no caulk (reduces mold).

I am a huge fan of the approach that @David Greene wrote in his new book Buy, Rehab, Rent, Refinance & Repeat.