I wasn't thinking straight and a little freaked out about the 10 year old "emotional support" dog that the tenant was going to train to use a pee pee pad.

Just straight information and super friendly atmosphere.AREA Real Estate Investing Group – https://www.meetup.com/realestate-445/ - Meets once per month and is usually well attendedDFW REI Meetup by Propelio - https://www.meetup.com/DFW-REI-Meetup-by-Propelio/ - Probably the most popular group currently in DFW.

That number isn't just a straight percentage. 

I have huge goals for myself:Multifamily units, NNN, subdivisions nationwide and more.For now, I provide off-market commercial property deals for people like yourself nationwide straight from hedge fundsWhat do you suggest would be a good transition for me into owning for myself?

But once there is a vacancy I move it straight to market value. 

My process might be more complicated than what you need but it’s the way I keep the paper trail straight. (1) transfer the full deposit account balance from tenant security deposit account to business checking account. (2) write a check for full security deposit account balance less any deductions for damages if applicable.

The house is straight out of 1970 so I planned to completely redo anyway when she leaves (even if every surface wasn't nicotine stained.)

Is it pretty straight-forward?

You may have better luck with the water claiming it as a straight water loss.   

Maybe have a list of questions to work into your conversation if thats your concern but a straight up “Hello Mr/Mrs X I am calling about 123 Main street...” not effective.