if you have the ability to provide these appliances and  can hook them up safely and  easily -   do it and increase the rent a bit  ....if it is  challenging to get these installed / hooked up - forego the  appliances and make  rent lower for the tenants inconvenienece

We have two options with financing:20% cash down.

The two main motivations buyer’s opt for a sub to purchase is (1) little capital investment (2) lower interest rate than currently available.I’ve worked numerous sub to deals from all sides - but mostly on commercial property.  

Cheap/low cost isn't always a good option. 

In many places, giving proper notice that you're not renewing the lease is perfectly acceptable, but specifics vary by location.Another option to consider is "cash for keys," where you offer the tenant a financial incentive to leave early.

So are least options still a thing in Texas? 

If you do decide to have a "partial" 1031 exchange and use some of your 1031 sale proceeds to pay off debt on other assets, you'll just want to make sure that the improvement in cash flow offsets the tax liability that you incur from your partial exchange AND the lower rents from potentially buying a less valuable property with your partial 1031 exchange. 

I heard about Houzeo it might be a good option, but you have to evaluate what you pay and what you get.

@Paul PompeoInvesting out of state can be a good option if your local market isn't a good fit.

He noted this is likely the best long term option as I should have no other issues moving forward.I am confused and a little shocked as the inspection report from two years ago came back as structurally sound.