This is my 1st post and I am so incredibly thankful that a forum like this exists and for any information to help guide me through this tough decision is so immensely appreciated! 

Not impossible but it would be pretty tough to get an STR property approved unless you are an owner occupant.

Just trying to find the right balance of what is a safer way to approach it on my first deal.

.- 2 floor ADU is expensive and is tough to do due to the height limit.- Most people kept their ADUs under 750sf to avoid the impact fees- For subdivision, it wouldn't be applicable in your case due to your lot size.Feel free to reach out if you like to discuss in details.

Denton is just tough to find the right ROI/Rent/Price ratio. 

Assorted things.Realistically, on a triplex that's not fully rehabbed, without assuming tenant damages I'd be factoring in roof, flooring, HVAC at minimum on nothing more than a 10 year cycle (5 is safer).

Current rates make it tough for any house with a new mortgage on it to cashflow. 

And juggling that alongside a full-time job is tough.

It shall be delivered full at the end of your lease or the amount to fill will be deducted from your security deposit.Something like that.Oil is tough on tenants because it costs a lot at a time to fill.

While you may be able to measure energy to some precision that you are satisfied with close to the point of delivery - what you will have a very tough time accounting for how those losses are split amongst your units.