This niche area does not have alot of recently sold properties and the ones that have sold are condos in high rises not single family dwellings. 

If that doesn't yield any results, I would advise you to lower your expectations for high leverage. 

My question is should we include internet, water, gas, and power?

@Alecia Loveless we had a ROW for the power lines and they could only use it for the specific needs specified in the ROW.

Small multi-family is in high demand. 

I have been looking at high single for SFR BTR. 

But a lot are greater than or equal to the Heights which is a very, very good area in Houston.The mall I went to was The Highlight at Houston Center. near the big green area, ice skating rink, and basketball center. 

So, the tenant has the power to give you 30 day notice and leave as well. 

I understand it is a difficult market at the moment (High interest, High prices, etc), and I have no problem playing the waiting game.

Paying down a mortgage quicker gives advantages if you believe the appreciation outlook is high because the debt pay down will give you more benefits when the property appreciates.