Take their down payment and walk away.As stated at least twice previously on Bigger Pockets, we're not in the business of taking investors down payments.Our Addendum #1 Section 5 Paragraph C reads as follows:"Marketable Title Acknowledgement: At the time of the Purchase and Sales Agreement, Seller owns a Contract for Sale and Purchase of the Property ("Seller's Purchase Contract").

It's always better to have a tenant sign some type of Transfer of Management Acknowledgement.

When your next tenant moves in, take 100+ photos of everything and list any damage/ stains that you didn't fix on an addendum for the new tenant to sign acknowledging the condition. 

The word "and" is carrying a lot more weight in this definition than they want to acknowledge.

Delivery can be physical or electronic, as long as the receiving party acknowledges its receipt.Therefore, relying solely on the buyer's signature on a contract sent by the seller does not constitute a binding agreement.

Common practice with this nasty north Texas ground.So far, I have addressed and taken action on everything that my tenants have brought up, and they are very happy with that.However, they have mentioned the shifting house multiple times...I acknowledge it, but mention there is nothing I can do. 

@Awet Hagos I 100% acknowledge that every market is different. 

If conversations can be recorded with one side acknowledgement I'd say to make it standard when your PM converses with them to have recordings.

While these policies are good political theater, most reasonable people acknowledge they are not beneficial to tenants or landlords in the long term.While these regulations present additional risk that need to be accounted for when conducting your due diligence, to me the fundamentals of investing real estate continue to look good long term. 

Because his only reply to my message about the extent of the damage has been to acknowledge the missing shower head, a "little trash", and he "already apologized for the tvs", he is angry about being charged 2 days pro-rated rent, and his history of being difficult (and his son's history of trouble with the police), I am anticipating some anger when I tell him there is no refund.