If Texas did have that law, can you imagine how much damage it would do to the Texas Economy?

With all the properties that were damaged, the fact that you can actually  keep collecting rent is a bonus.

I would classify each of the below items as either a betterment, adaptation, or restoration, so it would fall under the 'improvements' side of the 'repairs vs improvements' argument. 

Believe me you will have repairs, damage, cleaning needed after each tenant moves out.Bottom line is from a conservative investor point of view you want to plan for the worst and hope for the best.  

I would've painted myself, but the person they hired to 'estimate damages' told us not to paint because he would take care of it.Thank you!

I've never rehabbed before.Current conditions:* Carpeted living room (stained), stairs, and upstairs hall/bedrooms (cleanable carpet except LR)* mild water damage to floor in kitchen - about 3-4 sq ft visible damage in wood kitchen floor.* Old cabinets surrounding relatively new white fridge, dishwasher, stove.* fireplace with black metal flashing/backstop* downstairs half bath with old sink/lights/weird rattan wall decor (not in the tropics!)

You have a pretty good case against Freddie, but the remedy might be retrading the deed back for your money and maybe recovery of some damages, but not much and that's not really the end result you're probably looking for.

The hoarder may be a good one to start with since you can use the damage they are doing as a point in your favor.

Obviously there are some added pitfalls to be wary of like who to deduct money from for damages.

Do we install garage door openers and risk the tenants damaging them or do we just leave them as is?