After being on BP for about 18 months now, one big thing I've learned is there are many topics that will have lots of different opinions on the exact same subject....there is no blatant "right or wrong".... only opinions.When it comes to rent increases you will get lots of opinions in the camp of "jump right to market rate and if they leave, they leave" and just as many in the "raise it in small increments to help avoid vacancy which is costly".

So get that unit rented ASAP if its empty.Now, if their stuff is still in the unit and they are just avoiding you, that's a different story.

I am still learning about the area, where to look and where to avoid. 

Even in the same city, I've had some that are responsive and helpful, others that are combative and difficult, but most are slow and bureaucratic.While I will take Section 8 tenants, I generally try to avoid them.   

@Aimee Knier The coffee move seems a bit over-personalized to me and you want to avoid that at this point.

Are there any areas within Lufkin that you'd avoid investing in?

If these tenants were home owners they would be dealing with the same amount of time without a working central a/c.

We purchase and rehab everything and fix it to the 9's to avoid unexpected capital expenditures.

I completely gutted and remodeled the kitchen and bathroom, refinished the hardwood floors, added central air all while living in the property.

@Matylda Lis a word of personal advice: I would avoid partnerships until you've established yourself as an investor and know what you're doing.