Total cost of land and size?

Kudos to you for doing something to create a secondary income stream. there are 5 income streams in RE rentals, possibly six if you do things a certain way.The reality here is your model (buy box) is suffering from too high an entry and too high a cost of capital.

It was the best solution but it did cost extra. 

If the floating rate debt starts costing too much and there is no capital to replace a rate cap, reserves run out.  

What financing strategy would be most effective?

Most won't insure pools with diving boards or ones without a VGBA drain.2) Include the cost of a pool company to manage the pool in the rent. 

., to 2.5x or 2.75x) since tenants won’t have additional out-of-pocket utility costs.

In the beginning I want to manage by myself to save cost.

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Perhaps if your partner was a general contractor or handyman type there may be some merit there to reduce costs / increase profitability.If your partner enjoys deal sourcing, a better move might be for him to become an agent - so he could legally collect commissions from finding deals and managing properties for multiple people.