The standard is your intent and  how you can demonstrate the intent of the property. 

I don't think it's worth it to me in the long run from past mistakes and I'm going to stick to my standards.

Of the 3 cities, I am leaning towards Charleston since it is bounded at least partially by water and wetlands which would prevent large-scale urban sprawl and increased supply of housing.

Tenant now requests a water softener (we live in a very hard water area) due to clothes not being clean, stains, etc.

Yes for houses directly on the water (such as the bay) and in a flood-zone.

My team waiting at the water department for 5 hours to make sure we could get a resident into a home in short order. 8.

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.