The windows, roof, electricals, plumbing systems, and gas lines all need major upgrade to bring the property up to date. 

Which will be expensive.I'd say if it aint broke dont fix it.Is this a gas furnace, or just a A/C unit.

Most of my utility consumption is gas.

Works equally well for either Gas or Water.

I am at a point in life I like the lazy river investing strategy not the rollercoaster ride.Love that lazy river analogy, maturation in your investment career allows you to take the foot off the gas and coast a little more than the early stages.Is your debt fund a 506c?

It always ends up more lucrative than ever before.....Ok, so either this is a joke or was there like some meeting before hand, a "hey, heres how we really gas-light em" kinda thing???? 

Not sure if that will be an issue moving forward, but I saw when gas prices peaked about 10 years ago, it killed rentals in Little Elm...where everyone drove 30mins-1hr to work somewhere....that could happen with Forney, Heartland, Heath and Crandall and all the small towns around it in that area.

Have been to Houston in 2013 and from my memory it gave me a similar profiling to Perth, WA very resource centric (mining, oil&gas) next to energy rich region and liked that the city was big yet not maddening as the NY/LA's of the world.

Over here the gas company has a "worry free" contract. 

Certainly wouldn't have much issue showing credit card statements of local restaurant/grocery/gas purchases in that area through the year, but that seems a bit asinine to track or even think they'd request.