So we are doing the same old way of having them reconnect the utilities immediately tenant moves out and follow up with the new tenant to take new connection as they move in.We use Volt energy which is now Ampra energy which has no contract plans but rates obviously going to be higher but no other choice.

@Josh Jenkins - On a related note, just got a $12 energy charge from TXU for a quick turn-on/ turn-off for a property I was evaluating using my "landlord" account.

Are you planning to find new tenant yourself (save on leasing fees), if you cannot pass through electricity costs to tenants, can you at least invest in features that will lower your energy bill (LEDs, ... etc).

I appreciate the input-- having to do some up front time and energy investment into the grades looks like it may be the call.

The last piece I'm considering adding is the FHA energy efficiency loan, which can be rolled into a 203K loan, reduce electricity expenses over time, and would allow the GSFA downpayment to be provided as a 5% downpayment "gift" that never needs to be repaid (basically a free 5%).In summary, I'm looking to combine the GSFA program + FHA 203K loan + FHA energy efficiency loan.

Market rate for completely hands off, no energy in the deal private money is about 8%-12%. 

You may pay a little more but it will save you time, money, and energy in the long run.

If your unit is not energy efficient, you could get fined or be forced to make upgrades in order to keep your landlord license.

He owns more properties than he can deal with and has slowly been leaving them vacant as he doesn’t have the energy to continue managing.

That means if takes a lot of time and energy to go to the next level.