You are still overthinking it a little: no need to incorporate inflation, because it is just a devaluation of the currency, so it effects income and expenses alike.The fact that you are planning for capex items already puts you ahead of at least 50% of new investors, who just think about PM and repairs.One major realization is that you need equity growth to pay for capex.

However, their 38 page Prop Mgmt Agreement for OneRate is daunting--it lists many exclusions to their obligations such as any damage caused by force to a surface (whether from tenants, animals, roots, wind or other force of nature, etc).

With a 10% down payment, you can still leverage your savings effectively while keeping some liquidity for reserves and future investments.FHA Considerations: If you're considering another FHA loan, keep in mind the FHA rules regarding primary residence occupancy requirements.

Im tired of letting tenants bail out with unpaid rent and damages that exceed well past the deposit. 

Wanted input on how much might be involved here to remediate, and what range of costs I am looking at, I fully understand that once the drywall is cut open there might be who knows how much damage to the framing, insulation, and whether it is worth it to even get involved with this property.

We decided to diversify in a few ways...given as a Broker Owner we only controlled TWO things, our roster and more effectively monetization of ALL our transactions.  

Utilities could be 10% of effective gross income (EGI) which is probably high but I'm thinking of heated units in mind.

It was an effective tool for isolating old houses in a neighborhood of new builds in a very high-value neighborhood in Dallas and plotting all that onto google maps.

Accepting money at any time doesn’t waive our right to damages, to past or future rent or other sums, or to our continuing with eviction proceedings.

It's worth a little money to prevent damage if they're being uncooperative.