So I think you should try and sell it the way it is.I will say after much study and chatting with a dozen lender, no one will lend more than comps show on a working STR vs a standard home.So list the house as a house and then work out a deal on the furnishings etc.

Example $1300/m for rent + $50/m - water $50/m for gas/eletric

If the rents are equal to that or greater its fits under a standard DSCR 1 to 1 ratio or 1.00%.Example $280K purchase 20% down $224K loan at 6.99% $1,488.77 P&I.

I can get coverage through Texas Windstorm Insurance Association (TWIA), but they would not insure without a new roof that meets their standards.

In these instances, you'd have to check things like flooring, plumbing for leaks, roof for leaks, hot water heater, and heating and air conditioning units. 

. - 5% of agents "walk-on-water".

The goal is to identify undervalued properties, renovate them to high standards, and sell them for a substantial profit.

I’ll give the water company a call on Tuesday.

This is a pretty standard ACH hold period. 

What happens when the water service line has to be replaced?