However, if the tenant is paying $1000/month as a monthly rent payment then advertising the gross rent of $1000 isn't technically wrong.I've ran into a lot of weird undisclosed stuff in leases like landlord supplied utilities and internet, incorrect rent amounts, landlord paid routine maintenance, etc.

There are deals being done in Houston and the surrounding areas even with all the COVID stuff, although some investors have slowed their acquisitions in order to gauge the market. 

Underwriting is asking for all kinds of weird stuff at the moment, and adding overlays trying to preempt anything Fannie or Freddie might ask for on the secondary market. 

The only big problem I have run into is when you have radiant heat where this stuff is buried in the floor.

If you are going to be doing the same stuff around there you will be spending much time down there.so get use to doing that and building a relationship with them.The better you get to know them, you'll be treated better. 

Besides day-to-day stuff (lease ups, paperwork, maint), you should be able to have a regular conversation (monthly?)

A lot of his advice is very general, vaguely optimistic stuff you can get from anyone on any 5-minute YouTube video. 

You mentioned CapEx stuff. 

If a pawn shop was in a great office building downtown, they might be the best, but no one would sell them their stuff in a pinch because they aren’t on the corner with a bright colored sign shouting out pawn shop.

I'm self-employed now as a freelance photographer/ videographer (think B2B stuff).