I don't see the numbers working for that deal.

Did you see the months of flooding rains that hit large portions of Texas this summer?

I can see the estimate for the house was $87,000 so at least that part seems legit.

Most landlords don't see the downside of waiting until things break:tenant dissatisfaction, risk of additional damage, repairs "clusters", lower rents, etc.The reason PMs say what you heard is 99% of landlords want things broken and irreparable before they spring for a repair.

If your deals are strong and you're making money, maybe try buying her something nice and letting her know where that money came from. lol She will have to see the benefit of doing.

I have only being using MLS listings to see the numbers (just as a beginning step). 2) How did you vet local contractors?  

As you can see, the edge of the yard is surrounded by timbers. the actual yard is about a 1-2 feet high from the curb.

Also, see the discussion linked below about passive fund structures. https://www.biggerpockets.com/forums/70/topics/371926-notes-funds-for-individual-investors-what-are-the-best-players?

So it is kind of sad that seems to be the rule of thumb they are applying.I wonder if they make people sign non-disclosures.I can see the complaints coming. 

So, I see the situation as follows:I have gotten a quote from a reputable builder (award-winning) for $125-$130/ square feet.