I can see ECA DuctWorks investing time and materials in exchange for light returns after sales.

The lease is fairly general, it simply states that they should not do anything other than routine maintenance like light bulbs, furnace filter, etc.

Plus, I can interview each tenant, offer 1 year leases or longer to the tenants I want to keep and implement the separate meter clause in each for a date to be named later so they're aware and on board.

Could be something as small as the pilot light out on her hot water heater.

I started simple buying a turn key, the next purchase was done with a light rehab to learn a little more. 

I can then move to appliances, LED lighting, etc. 

I also state that tenants are responsible for changing their own light bulbs.

Windows trade light for energy efficiency.

Your approach is similar to @David Dachtera so I'll be implementing it for sure!

Then I look at the condition of the propertyA = Brand new constructionB = 1975 and newer homes with a FULL renovation (Roof, HVAC, Appliances, All hard-surface floors, Exterior and Interior cosmetic repairs and paint, Hardware replaced, New light fixtures, Fenced in Backyard, and more!)