@Grant Dennis I would be careful in buying from the listing agent.

https://whotv.com/2018/03/23/dallas-county-again-f...I do think we (those that are investing in DSM) need to be careful to not 'drink the cool aid' but at the same time - the original link you provided does not paint the picture that I'm used to hearing/seeing. 

It helps when tenants pay all utilities, garbage, and lawn care. 

The county said they could care less what I do. 

Most contractors are good men and women who are true craftspeople and care about their clients.

Some listings say it has a 2 care garage detached but no pictures. 

I don't represent clients anymore but those investors/agents that wear both hats have to be careful when going on a listing appointment with the intention of acting as a fiduciary, then switching over to wear the investor hat.

I would focus on cutting personal expenses and trying to buy multi units.

If you don't care how it looks you could put it in conduit and surface mount the conduit and paint it to match the wall color.I would get someone to tackle this immediately and communicate with your tenants so they know you are working on the problem.I would make sure your heat is handled first if this is affected.Then work on any other 240VAC circuits such as dryers, stoves and hot water heaters if applicable.Then get the lights last.I would try and do this without moving tenants out.I just had a 2 story house rewired and it took a week but they worked around the one guy that was living there and he was very understanding of the situation.

I would be careful of buying yourself cashflow, aka, placing a larger down payment, as well as betting on appreciation.