You may not have a foreclosure matter, but you could, that goes quickly in Texas, another option is cash for keys, pay the guy to leave! 

Residents started leaving the property, expenses started to climb, and rents were not increasing.

Nobody picks up the phone - you just leave a message and someone calls you back several hours later.  

I felt leaving the district court feeling like I had dressed like a bum and didnt have a lawyer, I would have gotten better treatment.

I think a lot of people like lease options for the fact that your can get a good amount of non refundable money upfront say $5000 while they are renting your property then when they decide to leave and take the option to buy property you get that 5k plus the rent they were paying you.

The rents are at about $2800 currently, but market prices show I could raise them $3600 or more - one issue is whether the current tenants will leave (they are not under any leases).I got the inspection done, and there are 4 major things I need to get fixed.1) There are 2 chimneys in terrible condition.

Also, if I leave my job, I believe the loan becomes due and if I don't pay it I believe I am subject to a 10 percent penalty as well as a the balance considered income and therefore taxable - basically an early withdrawal.

We also have all potential tenants leave a voice message regarding the property they are interested in, and we return their calls with a time that we will be holding an open house on the property as we don't do appointments. 

So, I'll leave the expert comments for the experts to do.

My family lives in house and we rent out the duplex for around 4k total, leaving us with around $1100.