I would have been better off sub ing work out and getting it done in 6-8 weeks instead of 16 weeks.I had to put 20% down, but moving forward I would like to put less in the deal, and I will utilize a lender that finances the rehab costs as well.

I self manage and its a great way to show tenants you are serious and they should be using tech like they do with the utilities, etc. 

In the end you'll likely save more from the utilities than you lose from lowering rent.

Which are credit card ratio, inquiries, payment history (including phone, utilities, etc).

Then I will be able to utilize that money again for another property. also, I know it can be very difficult to get a HELOC out of an investment property.

The question is, is there any way to take over my parents mortgage, while still somehow utilizing the Gift of Equity and turning it into an investment property? 

There are some electric wires going through a few trees to the utility pole on the street.

I would like to convert to Gas to save money on utilities and to look better to long term tenants.  

Expenses are high due to some utilities being covered by owner and I also included mortgage expenses as if I was financing 100% of the deal.  

Its major expenses are property taxes, utilities and maintenance.