-I highly doubt he is licensed as a contractor(Texas does not require), however if he is an electrician I would pursue a complaint there if he did any electrical work as part of his management and failed to account for the money(Longshot but should put more pressure to make payment)The reality is that getting a judgement in Texas still means you have a very little chance of collecting. 

., also spent $3k to put in a brand new bathroom with dual sinks and new fixtures.

The toughest thing to deal with when it comes to ductless is the SUB 32, but reality if you look at the temp chart for ANY ductless besides the HyperHeat you will start to struggle to heat starting around 40 degrees.  

In which case, Nathan:In retrospect, PBS Reality offered me more value than any other property management team.

They set the tone right at the beginning of whats reality in the current market place. 

In short, leave yourself an escape route in case reality is different after they give you all of the facts. 

It must be based on some semblance of reality. 

It takes many sessions for the concepts to sink in.

I keep thinking that contracts are boiler plate where in reality I can create any terms in a contract that is acceptable to the parties therein.

In all reality it doesn’t matter what the market does as long as you leverage strategically.