I would also be curious what people recommend to improve the efficiencies of some of the expenses.... ie: brands of low flow faucets and shower heads, wifi thermostats with limits etc.... 

I've done several deals in the past; I'd like to use BiggerPockets to help me optimize and improve what I'm doing.I've always done either cash deals or traditional financing for my rehabs and rentals.

Both around Dallas, Texas Can you add its value by raisng the rent or any capital improvements. 

You will owe capital gains tax on your (net sales proceeds) minus (your total purchase price plus any capital improvements) plus a 25% tax (depreciation recapture) on all the depreciation you’ve taken on this property over the years.

I would like to mention that I am located in Austin, Texas and it is a highly competitive market and that could be part of the issue but I am sure I still need to improve my marketing and any suggestions would be greatly appreciated.Thank you in advance for your assistance.

"§ 214 (F) THE TENANT HAS UNREASONABLY REFUSED THE LANDLORD ACCESS TO THE HOUSING ACCOMMODATION FOR THE PURPOSE OF MAKING NECESSARY REPAIRS OR IMPROVEMENTS REQUIRED BY LAW OR FOR THE PURPOSE OF SHOWING THE HOUSING ACCOMMODATION TO A PROSPECTIVE PURCHASER, MORTGAGEE OR OTHER PERSON HAVING A LEGITIMATE INTEREST THEREIN;"  If your trying to sell the tenant has to let you in for repairs or you can evict

Her financial situation didn't seem to have improved and she is still perpetually behind on her rent. 

Her financial situation didn't seem to have improved and she is still perpetually behind on her rent. 

The market has improved over the past 12 months and we have been able to push rents 3 times already with no drop in vacancy. 

When you compare properties you just need to figure out how much mortgage is out of your pocket every month.. and if that property is in a better neighborhood that would be an added bonusI know investors who house hacked to move into a better area, bigger and nicer home and the total mortgage they are paying didn't change much but their building and area class improved significantly.