Same neighborhood preferably, same school district and schools, same finishes and I always go make at least one improvement the other properties don’t have. 

As far as structure, I suggested he take a deed now with a mortgage back on the property so he is protected when he maintains, pays taxes and insurance and incurs significant costs improving the property, but the owner of the property he is interested in wants to retain title.

I've toured and it is rent ready so shouldn't have to do any repairs (maybe smoke detector batteries), appliances are brand new, mechanicals <5 years old. 

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.