Energy efficiency can be a big deal as well.

If you look at 8 houses, and you are reviewing all at the end of the day, you can tell where one ends and the next begins,  We also make sure not to take too many pictures. 8 max of only the high ticket items, roof, windows, kitchen, electric panel, kitchen, baths, furnace, ac, front and back, andything unusual,  i dont want a picture with a hole in drywall that will cost 25.00 to fix, no pictures of carpet of paint, or things we will replace in every house.... always a couple photos for perspective. 

I bought a used electric stove for about $150.

I literally spend more time and energy with the manager of our SFH rental than I do for our bigger buildings. 

Hopefully there won't be any major bust to go along with the current energy boom, granted Texas is more diverse than it was the last time, but a bust would still hurt.  

He researched the case for me & came back with this:-About 293k is owed to Wells Fargo-They appraised the property @ about 88k-Agreed to have the sellers re modify the loan to that price as long as they made payments of $1,700 for the 5 years-They will owe the house free & clear if they continued to make payments-However they can't & are in over their headsWith that being said, this is what the lawyer is saying is my option & I wanted to check in with the community to see if it's worth it or notA short sale-have the bankruptcy dismissed-sellers list the property-we sign a p&s agreement-bring offer to bankCould take 3-4 months or even longerThis would be my first investment deal & I still have to get quotes on all repairs, I started but am still working on it...Is this worth my time or should I place my energy elsewhere?

Unless I'm missing something epic with this place like no plumbing and no electric exists, you should be able to sell 75% of this deal to an invest for cash and make both parties very happy.

The numbers are as follows:Sales price: $115,000Insurance: $452/yearTaxes: $1252/yearUtilities (gas, electric, water, sewer, trash) (Unfortunately two of the units share a meter, so these are paid by the landlord for simplicity sake): $300/monthRents: $1645/monthThe roof has been replaced within the last year.  

I am afraid my deal is too thin,  my budget is $50k for kitchen , 2 bathrooms, deck, refinish floor, whole house painting, simple landscaping, new  furnace and water heater, and some electrical and plumbing work. 

Good suggestionOn one of my first rehabs I had an issue relating to major unexpected deficiencies in electric and plumbing systems that were exposed in demo and not in the budget.