I like your inclusion of sign off of the others consenting to the sublease!

EnergyNo state taxesPro-businessPanama CanalPort citiesCoastal areaFarming area (farming was huge last year)Cheap foreign laborTech hub (Austin)Conservative politicsReligious coreHighway access (transportation)Centrally locatedYouthful and energetic (Austin, Dallas)Higher ed (UT, TCU, A&M, TSU, Baylor etcEducation (13-15 students per class)Cultural significance (New dream state)Affordable housing (American dream)Raw landSports (hunting, fishing, racing, NFL etc.)Theatre and artsPoliticsThis is not all inclusive but Texas ranks high or top in all of these areas compared to other states.

Looking at a (FSBO) semi-detached duplex property, 4-floors, each unit has 2BR, 1BTH, WSHR/DRYR in both, all-inclusive, currently both are occupied ($1500 and $1400).I would look to buy with roughly 5% down (save and invest the remainder of cash flow for repairs and emergency fund).

I had no idea I was joining such an extensive and inclusive community when I signed up just a short while ago.

The reason for this is that this is a one time activity and inclusion of this in net operating income would result in negative cash flow.

.* There are a number of common inclusions in a promissory note.

This is a non-inclusive list and I would recommend you talk to your carrier directly to verify. 

This isn't inclusive but should give you a good start.

I left these in b/c I've not dealt much with having tenants pay their portion of so many different bills (mostly done all inclusive rents + hydro, unless it was SF)

Here you must be referring to a "wrap" or AITD (all inclusive trust deed.)