I told him I was going to send him a copy of the invoice from the person that did the work and the pictures before he moved in and pictures of how he left he property.Any advice?

In Brandon Turner’s “The Book On Rental Property Investing” he covers five tips to get your spouse on board.

Then the lender has to make sure you have enough income to cover the debt, which is the issue you’ll come into since it’s inconsistent 

That is why we suggest people to  make sure you manage them cash flow to cover taxes on your current year sale.

Allowing pets will put you ahead of other rentals and yes, you can charge more per month and have a pet deposit which should cover any expenses occurred by the tenant. 

Im confused about what it is that the insurance will cover.

You will have negative cash flow and will be out of pocket every month to cover expences on th eproperty.....money pit.

Security deposit money cannot be used to cover monthly rent.

(To cover mortgage and what not).

From my research, it seems like it's probably pretty common in DFW area to have tenants do lawn-care, but I'd probably need to cover items like pest control, HVAC check-ups etc.Also I am seeing mortgage rates for investment properties ~ 5.75% to 6%.