I was just there this week.. one of the main drivers of our success is the other larger new home builder that can get bank financing like we can.. they dont SELL they build and hold. and rent by room to students.. there were also 6 new multi story MF  for student housing and regular rentals under construction within stones throw.. all huge projects I know Dallas has its areas  Austin has its areas. 

Still mad we didn't get to go to that concert (the tickets were a birthday gift to a friend), but at the end of the day I got every penny back.

On my opinion tenants tend to have a sense of "home" when they have to provide their own appliances, I do provide them with a truck and driver if they need assistance in moving in.

The tenant was very mad and called me every name in the book.

Sounds to me like you are just mad at yourself for not doing a better job of filtering out this PM in the first place, and not taking the responsibility for it.From what I can see, so far, all you've "lost" is peace of mind...and a little bit of your ego.  

Im not convinced high population of people here are semi drivers.

I know there are several areas in west coast that are growing like mad.

I look at the tech sector drivers (internet/mobile/cloud/IOT/VR/AI etc.) as things that have resulted in a generational evolution of how services are delivered.

Driver around all the streets and look for vacant houses.

I´m adding my business partner @Luciana StPeter to this conversation so she can give her opinion too.