Newer roof (2019) and newer water heaters and HVAC.

If the air conditioner is not your job, advise your tenant of this, and offer suggestions.I would seek to seal and insulate your attic in September, as it's a bit hot right now, even though it's nice and cool today outside.Message me directly if you need more advice or ideas.If the expense is too great now, work on a budget to do it in the spring.

Spring Branch is affordable but undergoing redevelopment.

If you are taking extensive time managing, spending money on gas, repairs and maintenance you are under water.

They left us without hot water for two months upon moving in.

We could sell that house by itself, but it would be sold under a land in common agreement and an HOA would need to be formed.I also confirmed with the Public Works department that a 2nd driveway can go in, with a septic designer that there's room for second septic tank, and with the public water company that they can tap into the main water line from one of the neighboring roads.I'm sure there are some more details that I would need to iron out that the code officer didn't bring up, but the high level answer I was looking for is that my town does allow selling off a second house under the LD 2003 legislation.

(you need a pool in Palm Springs, who is your guest avatar?

The 2 main issues are that there's a leak in one of the bathrooms that is causing water to flow under the sub-floor and into the crawlspace. 

Have you done a similar analysis for Silver Springs Shores? 

Tenants should be paying for electric and gas in any case.Third thing: make sure that you're scheduling tune-ups, once in the Spring and once in the Fall.