If you sheetrock & insulate the ceiling and add appropriate recessed lighting, it adds a sense of completion that is currently lacking.

I completely understand your last concern about doing all the work and barely making a return.

I'm still working with people and looking for deals in parts of DFW but I'm primarily looking to OKC for rentals right now. 

If it is in the right area where rents are steady, good appreciation, or in the path of progress, the exact same numbers can be a completely different deal if it is located in the wrong area.

Recently I've tried sending a certified letter (containing all my contact info and a request for contact) with return receipt, but USPS reports they were unable to deliver it  - Notice Left (No Authorized Recipient Available)There is nothing particularly wrong, and she's completely current with rent based on auto-payments.I feel uncomfortable not being able to reach her.

I am first narrowing down on a few States, then get to counties, then to cities and then to neighborhoods - leaning a lot toward the SouthOnce I have narrowed down a few cities/neighborhoods, I will look for realtor agents in that area primarily through BiggerPocketsIdea is to identify a killer agent with whom there is a connection.  

I completed my first house hack in bucktown and it worked out well.

I would invest this money primarily in my Roth IRA, but I also set aside 30% of my income for real estate down payments.

We primarily keep our gains in the business.

The unit is now completely paid off.In the last year or so, several issues with building have been surfacing due to long-term neglect of previous management companies and the original developer/renovator (in 2006).