I don't know how much the $ impact is of your rate increase, but how much are you increasing rents?

I've been keeping my eye on San Antonio a bit as it seems it's going through a correction and potential for cash flow may be increasing.

Nine  states are COMMUNITY PROPERTY STATES, where all property accumulated during the marriage, OR the INCREASE in value of existing separate property (property accumulated prior to the marriage), is considered community property which can only be divided 50/50, UNLESS the division is made to offset some other imbalance .  

In many of the C-class neighborhoods, rental rates are exceeding the expenses for investors.As of April 2024, the median price of a home in Ohio was $238,700, which is a 4.7% increase from April 2023.

Running detailed cash flow projections, factoring in their management fees and expected rent increases (you can use some of the great BiggerPockets Pro tools like the calculators to do this!)

Still, it makes sense because oftentimes some of the rents have never been raised for years, and those NW side neighborhoods have increased rent dramatically! 

I estimate high of what the bill would be and put it on their lease, I have not had any issues this way and if the water bill goes up, I will increase on the next lease. 

I would also increase your underwriting rehab estimate number by 15-20% since most renovations go over budget.

I think your income easily justifies a common-sense, time-proven method: increase earnings, reduce expenses, save, and invest.

My first investment was not a great one, but rents increased from $1200 to $1900/month in a few years.