Gift cards, flat screen TV's, gas cards, etc... has never worked out very well - but I get a lot of broke people calling on those ads.The real problem is likely the property and the location.  

If you need 80% ARV, then I would recommend reconsidering the validity of the investment. 

The home does not have separate meters for gas/water/electric and all the ducting is connected to the same furnace and A/C... the thermostat for the air conditioning and heater is in our unit. 

Per the terms no monthly payments have been being made, but there is a valid lien which is payable upon refi, resale, or at the end of the term. 

I had this same scenario on a gas hot water tank.

Where I'm at we have suburbs of suburbs, all pretty valid for a commute to a major area or commerce or employment.I'm curious of your overall thoughts on commercial property, however; this is the first time that I've seen commercial real estate listed on the BP forums in my short couple of months here so far. 

And for 5 to 25 units, most of those were built in the 60's, and lots of those during that period only have one water meter, sometimes one gas meter per building as well, and lots of mom and pop owners pay for water/gas/sewer.

Our gas company has a plan, service plus.

Oil and gas fields come to mind.

In a rental property, if you need to replace the water heater, which is better: gas operated vs. electricity operated?