As far as Pottstown is concern it can be a tough city.High taxes, lots of homes with oil heat (which can be tough on tenants) and low property values.

Everyone is enjoying prices at the pumps at 20 year lows (adjusted for inflation), everyone except for small and medium oil & gas producers that can't afford to continue operating with their existing debt and the price of oil at $30 a barrel.

There have been a lot of great responses from people who are much more savvy on the oil industry than I am.

Over 250,000 oil and gas related layoffs in 2015 and more coming.

I eat coconut oil for energy. 

For crude oil to trade as low as $15-$20 is not out of the question, however oil will trade more in the $40-$60 range for most of the next 10 years.

Should I upgraded from oil to gas, and renovated before put on the market?  

As an analogy, your car has many gauges indicating speed, RPM, engine temperature, oil pressure etc; your task is to make sure that they are indicating the proper value for your car's current situation and position.  

During these past ten years anyone who could fog a mirror and had some cash and/or some smarts could have or should have done well whether they invested in RE or the stock market as they've both rebounded very well during this last spurt.I'm no guru by any stretch but at 70+ years old and God willing still swinging, I have lived through at least 7 economic downturns from the '69 aerospace debacle to the '73 & '79 oil embargoes to the 79 Jimmy Carter 18 to 21% inflationary crisis to the '89 mortgage debacle to the 2000 high tech meltdown to the '08 mortgage meltdown.All that stated, what I'm seeing now is the absolute worse time in America's socio- economic history.

Diversification is good; remember when Houston looked so great before oil prices tanked?