My take is that for your experience level I would try to make simple choices with fewer variables.

The definition there is how high above ground level is the ceiling of the cellar/basement.

It would take some experience and hands on to take to next level.  I

Lower level is 2 bed and 1 bath.

This is great information, there is absolutely alot more involved below surface level! I

Our upper level is a nice master suite with huge bathroom and laundry. 

I am going to be a O/O/S investor, I live in NYC and being that the property is in Texas I gave serious consideration to hiring a PM. 

I am going to be a O/O/S investor, I live in NYC and being that the property is in Texas I gave serious consideration to hiring a PM.

I created a list of metrics that I use on state level, region level and property level.For the state level I use metrics such as Crime rate, economic growth, population growth , employment diversification and on and on (If you want I can share the full list).The states I've mentioned are starring at the top of the metrics I've mentioned (I realize it might have an impact on the house prices, but it is good enough to start with).WDYT ? 

In PA we have "Special Clauses" and "Additional terms" in standard AOS where you can put whatever you want.