I'm a prior military guy.

I had the exact same situation and it was good on every level:  1)  Guaranteed payments with $200 above asking since it was a nine month lease (rather than 12)2)  Family only used part of the house because they were there temporarily3)  Fire and other insurance repairs almost always take longer than expected; my 9 month lease then went month to month and the people stayed 14 months at the premium rate.I should mention, though, that not all placement companies have the same policies, so make sure you know what you are getting into.A note on "bad" months to lease:  I have had two of my best tenants move in during February. 

I don't know a lot about their operation or their pricing but I have worked with a very good fix and flip investor that was one of their speakers, I've used some of their deal analysis tools and I attended a day of one of their seminars as the realtor who opened doors on the tour bus.The info they shared prior to our tour was good info, especially to someone that was new. 

I can see an issue in that I haven't asked them to send the deposit prior to the time they move to town.

@Fred Heller Do you have a recommendation for a reputable insurance company that'll write policy for a rental property in the Richmond, TX area?

And the documents have to be notarized prior to filing. 

4.5% or less.  30 year amortization.Are you doing a commercial policy?  

Call employers, call former employers, call former former employers call previous, prior and current landlords.2) Keep showing the property and taking applications.

It's the top floor of a 3 story building (2006) and I attribute it to settling (picture attached with old repairs done by prior owner).I have one person's contact that I met at the recent BP get together in Brooklyn, but I want to get a couple bids since I'm unsure of what needs to be done to fix this.Thank you in advance for your thoughts.

I'd advocate both an umbrella policy (to protect the assets within the LLC) and an LLC (to protect your assets), and I agree that chunking is the best way to go (typically up to five SFR).