And so wise if I may say and i think once you hit a point you need to ask that as the blackole of acquisition and consumption can be .  

We considered using LED bulbs -and actually did in one property - but the energy consumption per lumen of the integrated fixtures is better so we now switch-out the fixture.Since switching to LED fixtures, we've actually been spending less money when you include operational costs in addition to the initial capital cost of the fixture installation.   

As long as you don't try to increase your lifestyle/consumption to match what you start accruing (cashflow and assets) in real estate, you should be retired quickly.  :-)

It's ok to drink beer on the porch, but if they go on the steps or in the yard its considered public consumption. 

Also how would I regulate the water consumption for the sprinklers?  

this will help reduce the hot water consumption. 

I've been walking and driving for dollars, looking for those properties that we want to occupy.It is a bit of a challenge because the good four plexes are not on the market; only the ones investors do not want make it to the MLS for public consumption.  

Don't forget the ease and time consumption of working in country vs. out. 

It happens because the net amount from the section 8 voucher to the landlord is reduced by the utility allowances that section 8 builds into the voucher amount, and when my rental has central air conditioning section 8 subtracts an additional utility amount for the allowance to power the AC - but a non-section 8 tenant is usually willing to pay more rent for AC (and they don't then subtract for the extra power consumption like section 8 does).

Not to mention its the only "product" available for consumption which has never been attributed to a single death.