If you want to use leverage 2-4 units probably gives you more financing options and also widens your pool of buyers for exit strategy. 

Reduce landscaping service costs, reduce water consumption, reduce other utility bills, etc…

I believe it would also be more work for me with more wear and tear because most of the tenants are not working so in a utilities included unit they use more water and we have a well.  

my guess is just water creeping in over the sill plate for both situations...but alas; I am not a structural engineer :(Happy to talk shop with you about the KC metro REI arena.

I'm aware of seller financing as a possible option and will be on the lookout, but it certainly dramatically lowers my deal pool in an already incredibly competitive market.

You say you are on a shoreline of some sort, Why does the water just not run into the river or lake or whatever you're on?

I mean its easy to get a building permit in small towns in texas , but never encountered this before owning the land.I own several lots in this particular town but they are not issuing any new water meters until their new water well goes online which wont be until January.

But at a certain point, your renter pool becomes smaller and there's a diminishing return on your investment to differentiate your property.

I purchased in 2019 and there was certainly a learning curve (understanding county rules and code, getting to know the local renter demographic, dealing with a limited pool of service providers in the area, understanding fire risk and mitigation; etc).

The lease agreement also states that they are responsible for any landscaping damage due to lack of watering or neglect.