We have some foreign buyers- vacation homes, snow birds etc now, but not much RE investor activity here in windermere, IMHO.

Apparently running-up the water bill is a common "revenge on landlord" strategy there.He was angry with us because we expected him to move his vehicle for snow removal and had fined him after several warnings (our policy is the tenant pays for the call-back to have the plough service return to clear the drive).

if you hire, figure 10% for their services, so another $420 off your cash flow, so you will cash flow $186. what about maintenance, lawn care and snow removal ?

Sure they may handle snow removal, lawn care, etc, but be careful about allowing them to make capital improvements to the property as they may be able to claim an equity interest in the property even if they do not exercise the option to purchase.

The problem I am dealing with now is the following;About 3 weeks ago, my area had an excessive snow fall over 30+ inches. 

Living there in that class is not easy but doable: if the neighbors clean your snow and cut your grass, you are part of the neighborhood already...please make sure to not disappoint them and give something back to the community...I would also recommend to read @Al Wiliamson, how to be a Leading Landlord, his series of threads here on BP about taking action and change a neighborhood.also beside your family discount, what does you dad and granpa told you about the neighborhood?

Hard not to drop five to ten pounds painting a fourplex in summer...and you can go cross fit with a full body snow snow shovel in winter.

Curb appeal took a hit when there was no snow hiding the bland yard.

You've forgotten lawn care/snow removal (~$100), CapEx ($126 or 7%), and Property Management ($180 or 10%).

This is especially important so that we could suggest additional expenses that you may have overlooked or maybe even say for this type of property you do not need to include this or that.Your analysis should look similar to thisGross Income    25500 (2125*12)Operating Expenses  (you still need this number)Net Operating Income (NOI)  you get this number by subtracting Operating Expenses from Gross                                                           Income.To get your operating expense number add up the following  TaxesElectricWater & SewerTrash PickupLawn care and/or snow removal Gas / oil / propaneVacancy (use 5-7% of gross income)Maintenance (10% of gross income)InsuranceHome owners Association Fee (HOA) You may or may not have this oneI like to include a 5% misc expense ( i use this as a reserve)You may be paying all of these or just some.