This can be hard to manage if you have a larger property with a regular size washer.

Contact the tenant, have a conversation about retaining a portion of the deposit (probably going to have to cut them a break), get them to agree, put it in writing for both parties to sign, and send them the remainder.

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There is verbiage in Section 11.131 of the Texas Property Tax code that states that exemptions only apply to residence homestead, defined as the portion of the property that is occupied as a primary home.

My house has a basement with one bedroom, a bathroom (without a shower), and a good-sized laundry/office space between the bedroom and living room.

I think think the size and amenities are going to be your most important. 

Local bank or credit union would be the best fit on a deal this size.

Your income is a function of your portfolio size in dollars (more important than number of doors!).

Expense ratios vary dramatically depending on project size, age and other factors, but basic rule of thumb is the smaller the project the higher the expense ratio's, using a 33% expense ratio for a small facility (less than 150 units) is optimistic, smaller facilities are probably closer to 40%.

Regardless, though, expect higher points and fees overall because of the smaller loan size.