My approach is to take a few minutes per quarter and make sure it is accurate by manually checking my true competition and adjustmenting prices accordingly. 

As a former adjuster and fellow Dallas investor, I’ve seen this often.

New-home sales hit a seasonally adjusted annual rate of 698,000.

It appears they quickly know how to adjust and select the right property.

When you go to sell, you're subject to tax on the amount of profit between your adjusted basis and sale price, not your purchase vs sale price.Recapture is not repaying the depreciation.

Using a recent example from one of my deals, I saw firsthand how inaccurate comps, misclassifications, and unfair adjustments could impact an appraisal by tens of thousands of dollars.I’d love to hear from other investors—have you ever had to dispute an appraisal?

If it concerns you that much, adjust the purchase price to take into account this added risk. 

also if the landlord becomes responsible for utilities would i be able to adjust the rent??

Send her a certified letter (keep a copy for yourself) with your concerns of her not turning on the heat and the problems that can occur with frozen pipes and repair cost in which she will be liable for if she doesn't comply.Is she using space heaters instead?

It can get pretty expensive what would anyone suggest or should I write the lease so that the next tenant depending on time of year should I do not include a specific utility and adjust my rent because of it ?