San Antonio Duplex house hacking deal

[Dannielle Hoffman]

Hello BP World :)

I am moving to San Antonio soon and weighing my options for investing there.  I will be selling my flip-in here in Chicagoland in the spring and plan to make a healthy profit.  It should be enough to purchase a home for myself and hopefully another property to rent.  However, some of the duplexes down there seem too good to pass up.  I could purchase one to live in one side to house hack and another purely for rental purposes.  But I am new to this so I want to make sure I am not am not missing anything.  Numbers on a few are close to this:

Each side is a 3/2 and about 1250 sqft which based on my research should rent for about $1,100 per month.  Does that seem accurate?  These properties are on the north and west side of town with 1 or 2 car garages and at least average to good schools.  

Purchase price - $165,000

Rent - $2,200 (if I rent both sides)

If I live in one side then I can get a less than 4% APR conventional so the principal and interest payment would be about $627 per month

taxes - $327

insurance - $120

all utilities metered separate

Vacancy - $176 (is 8% a good average for the area?)

Repairs - $168 

CapEx - $182

Property Management - $220

Who and how do you pay for garbage pick up in Texas?

Making total expenses including mortgage - $1,841 so roughly $360 a month in profit if both sides are rented and if I am living in one side, the other will cover all my PITI and I can property manage it myself.

I have about $7,500 put in the budget to do some minor updating (most seem to need some landscaping updates, minor bath updates, etc.). All simple things I could do the majority of the labor on myself. Considering 20% down and $5k in closing costs it would be a roughly 9% cash on cash return. If I do FHA I only get about $150 a month in profit but up the cash on cash to 12%. However, I kind of prefer the cash flow and lower payment with no PMI.

A few other questions about rentals down in SA: 

Do people renting duplexes expect refrigerators, washer and dryers?  How about lawn care?  A 2 car garage?  Ceiling fans? Pet rent?  How is the rental market?  Looking online it seems like there are lots of rental properties available all the time.  What kind of properties rent the fastest and for the most on the west and north side (3/2 SFRs, 2/2 multi, 1/1 large multi, etc.)?  

I know this was a lot but I have read some of the other post and it seems most posters don't give enough info.  I appreciate any feedback.  Thank in advance!