in 2015 i am biying a place that will need windows. link to some energy info:http://www.energytaxincentives.org/consumers/insul...http://www.biggerpockets.com/renewsblog/2014/12/23..what cost effective energy improvements to make?  

Here is a recent pic of a bullet hole in a low price rental. 

Right now, you have time and energy.

When energy and water conservation became big several years ago, the state passed a law allowing it..but requires all low-flow fixtures and an inspection from the health department.When I did the research a few years back I believe I read that 'sub-metering' generally allows the landlord to bill the tenants though the landlord still pays the bill on the primary meter. 

So its not like that stuff is bullet proof either. :-)

We have also found that tenants will pay a little more rent to have energy efficient laundry machines in their unit.  

Because otherwise I feel like I have to second guess everything and I don't have the energy to do that!

I'm not a lawyer so no legal advice but I think if you are targeting listed properties, the people tasked with selling the property have entered into a listing agreement - you cannot cut the agent out so I don't know if this is the best use of your time/energy/resources because, as someone mentioned, there is lower-hanging fruit.  

Nothing is worse than a Mentor putting energy, time, and effort into a mentee who is just not reciprocating those things.i've mentored folks in my field for a long time and there are never a shortage of well intentioned individuals who just didn't invest as much as I did so I had to sever a few relationships.  

Excessive houses and cars waste energy and materials, and require more maintenance.