In my opinion, Dallas represents more upside with lower risk, and is less expensive than Houston.

Lower Repair CostsHiring licensed contractors for minor fixes can be costly.

If I were to do it over again, I would strive for higher class properties and would not have purchased anything below class B.Higher class properties typically have better tenants, lower turn over costs, less tenant issues, etc.  

I'd wait this one out until rates lower and you can refi and learn from it to buy better the next time around. 

You will have to pay higher personal income tax rate, versus waitingtill after one year for lower Capital gain tax rates.

For an absentee landlord, it would seem that a condo could have less maintenance headaches than a SFH and lower risk in general. 

@Jonathan Bombaci recommend using that amount as a bargaining chip for lower rates.80% of evictions are wash, rinse, repeat. 

I am doing my best to accommodate and fix the insulation as well as see if there are programs in place to lower the cost. however i want to be firm with tenant as they are not compliant with paying rent because of the cost of the utilities.

This implies residential units can be built at lower costs and provide better return. 11) adding an ADU to SFH can make the SFH fall under rent control.good luck

Going direct saves you and the seller money, giving you a lower cost to entry which helps all your numbers, but you have to put in the extra work to find that deal.