As a real estate investor, when buying and selling a property, in my case in the state of Texas, is it better to utilize the contract that has been promulgated by Texas Real Estate Commission (TREC)?

I'm finding the tools that you mentioned very helpful as well and will continue to utilize.  

The question I have is if there any situations where a commercial lender considers the loan any differently if one of the members of the LLC utilizes the property as a primary residence.

BUYER will waive the termite inspection and accept the DWELLING in “as is” condition.SELLER warrants there are no unpaid utility assessments or undisclosed debts or liens, recorded or unrecorded, secured by the DWELLING and property being purchased.SELLER shall remove all personal items, furniture, food or other items that are not part of the real estate within seven (7) days after acceptance of this offer.

Another unit then vacated & within 25 days I had it rehabbed & rented for an extra $250/month plus they now pay all their own utilities.

- it's always good to see another investor utilizing this great site!

Also, the utility bill has increased by 200% since the AC was left on and the doors open while the dogs wandered in and out of the home.   

Does the seller pay any utilities for the tenants or bill backs?

I wonder if BP would be interesting in starting a referral tool for agents to utilize since we all use it anyway,  It might be another source of income for the website.  

Check with the local utility co you deal with.