I have multi-family (600+ units) experience with start up for submetering water/sewage/trash via Conservice, electricity was always required to be in tenants name (with revert to owner and bill back in the event of a default in payment). 

Before I answer this question, I think it is important to make sure you know what want and can afford.For me, I wanted a property that was pretty much turn key and required minimal updates (painting or adding washer-dryer) as a buy and hold investment.

I do a good amount of lead gen, part of the reason I am successful, and I’ve started listening in for folks who may have distressed properties or pain points that require a lower sales price.

Locally land is pretty expensive, might have to look into a little farther than my current area.

There are a couple of ways around due on sale which require training, (not LandTrusts by the way) but I have not seen anyone offer those on Bigger Pockets.

Good places are Arlington and Fort Worth in my view.Townhouses and condos are difficult beasts, I would prefer townhouses, I have some investors friends that they didn't want to go with a mantainance headache so they bought townhouses, but those are expensive and they are Long-term.Condos are a bit old in DFWHowever, all deals on that you would need to have an investor friendly realtor to help you with.

I have about decided to require a “Morals and Ethics” quiz before signing on a homeowner.  

The items you'll need to track are:Date of ExpenditureVendor Name/Tenant NameAmountCategory of Expense (look at a Schedule E to get this)/ or Revenue Type (Rent, Deposit, Utility Reimb, etc)Property (for when you have multiple properties.Put it in a nice column format like this:Date                     Vendor/Tenant                Amount                      Category                  Property1/1/18                   Joe Smith                         $1500.00                     Rent                           123 Main Street1/5/18                  Home Depot                   - $20.00                        Repairs                       567 Oak StreetSo that when you share your spreadsheet, they can filter for what they want. 

The more expensive a house is the worse the return usually is.

Easily add on another 20k - 30k in expenses for the year and now your outgoing is at 68k -78k with purely rough numbers before you break even.