I should've been more specific how much of the ARV can be added thanks to new boilers and water heaters

Most surface owners here make money through damage payments from the mineral owners, by leasing the property for cattle grazing, selling fresh water for oilfield operations (groundwater is tied to surface estate in TX), or building commercial facilities (man camp, RV parks, etc) depending on accessibility.

Closing will not occur for 6 weeks - All utilities are currently on but wondering if I should turn off Gas & Water since the house is vacant & only leave the Electric on for security reasons.  

(We have an IRS lien that will be paid off in four years and I am pretty sure that could be worked around.)My wife is hell-bent on being able to "burn the mortgage" as soon as possible and is resisting refinancing with a $30K cash-out to drastically improve the functionality, curb appeal, and comfort of the home we've lived in for 35 years.I feel we should do the refi, make the house new again, and enjoy where we live. 

There's no electricity and no running water I believe; she doesn't know for sure about the water but doesn't think so; she uses diapers and urinates in bottles which I saw in various places throughout the home.

Last think you need is for a furnace or a water heater to go and have to scramble to come up with the funds out of thin air. 

I blew my rent estimates out of the water because the rental market is so hot where I am right now.

If I recall correctly the insurance policies pay nothing unless flood waters hit the second floor, in his particular case.

I wasn't sure from your question.As far as brokerages, I've had a great experience with eXp Realty, especially because of the team I joined, Quiet Waters Realty Group.

Flat roofs are horrible for leaks and holding water.