I’m more motivated to give it a read now.

Is there ways to help reduce those costs other than upgrading to energy efficient appliances in the future. i did see a mention of the Clean Reads program for water in the Cleveland area for more accurate measurements if anyone can help explain that a little more.

Most motivated sellers are over the age of 40, and the vast majority of those are over the age of 50.

I can do the paperwork, but it just costs too much to be efficient.

I believe these systems would accomplish the following:1) Allow you to put the cost of heat (and A/C) on the tenants.2) Offer the tenants a less expensive solution than electric heat.3) Offer the tenants relatively efficient A/C as compared to the cost to run window units.4) Cost you a heck of a lot more than electric heat in regards to your initial capital outlay, but I don't believe the maintenance cost is much.This is just an idea that I know has been gaining popularity. 

1 or 2 4-5 beds will have both higher ROI and maximize efficiency compared to 4 or 5 smaller ones!

One who is self-employed needs, not wants, to be in front of the public 24/7/365 in the most efficient manner possible.

Sure, it will cost you a few hundred bucks, but it could save you tens of thousands down the road, give you peace of mind, and not turn you into that "motivated seller".Your agent should be able to advise you on what they typically see in property conditions in your market and how people proceed.

Consider looking specifically for properties that have been on the market for 60+ days with the hopes that the seller is motivated to take a lower selling price. 

Although she is motivated to sale, I can't advise her to do so without good faith.