Gas heat would require constant tank refilling and it would be very bad to run out in the winter.

Otherwise you’re saying you expect other people to subsidize bad choices over and over again.

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

The bad news they are finding more ways to make money off these properties.I have the bulk of my investments in LTR's and I'm happy with this.  

If anyone could include what to look out for in a good deal and a bad deal

There are some HOA's that are in such bad shape they wont allow any type of loans and it must be a cash purchase.

Or you're just on bad dirt.The worst parts of the city seem to be Irving, especially Las Colinas area, northwest Dallas, Farmers Branch, and Carrollton. 

(Not factoring any issues)  Is this a bad deal?

Interested to hear why you think texting is bad?

Tenants with bad credit know it and are expecting you to ask for a larger deposit.