In the meantime, is it still wise to insulate despite the tenant paying utilities?

Typically you can find out the owners on that and then head to your local public records office and search the property by name to find out more information.

From what I have read, these numbers are both very high compared to most other states, but for properties like this in Texas, I think these numbers are typical.

....welcome and utilize BP there are some really cool and creative ideas floating around this place

Conforming rules allow for you now to convert your primary to an investment, regardless of your equity position.As for the Duplex, they should be able to utilize a rent schedule, done by the appraiser, included on the appraisal, in order to offset a large percentage of the PITI. 

Would like most utilities to be tenant paid.

If purchased at the right price, properties in the area can make great rentals, owner financed deals or even flipsIn towns such as Refugio, the typical buyer is going to utilize USDA financing for the 100% financing.  

His company typically takes title, mine handles the rehab, and we settle up at the end.I do handle listings through my brokerage, but I'm fortunate that I have a very low (or no) commission split with my broker, so that's not really a factor. 

How much is utilities, taxes, insurance, etc? 

Our area apartments rent out for $500 and are usually 1 bedroom and other SF rental homes are in the $500-$750 depending on condition.The chamber of commerce, utilities office, and city hall all allowed us to put up a flyer and that is where the majority of our leads came from as it was people moving to town for jobs that weren't ready to buy as our potential renters.