The tenant owes 3 months of rent, unpaid utilities, and trashed my 2022 built condo and left several days before the sheriff had to break into the condo as no keys or forwarding address was left by the tenant. 

A common serious issue would be no heat in winter time.

This is an all-too-common mistake: a rental sits vacant, less-than-desirable tenants are approved, and then those tenants don't pay and cause issues.You have to rip the bandaid off and ask them to leave.This may sound harsh, but it's not entirely the tenant's fault.

The problem is that there constantly seems to be fees being charged to me an example of this is in the contract  there is an additional 100 dollars allocated to sewer and water that the tenant automatically pays every month with rent and anything outside of it should be billed to the customer (there is no specificed time when this will occur on the contract) but it appears to be billed to me and after speaking to IIP it's like they made up rule on the spot stating that after 6 months all of the additional utility fees would be billed to the customer and in the meantime I am being charged for it.

Will need to deal with Land use, utilities, trees removal/mitigations.

@Edward Moore Golf carts are incredibly common in the Destin to Panama City Beach market. 

Rochester has a lot more in common with Buffalo than, say, Troy or the Hudson Valley.If we're getting that specific, there are a few more areas to consider.AdirondaksNorth Country - Watertown, Potsdam, etc.Long Island (very different than NYC)The Finger LakesWith that many regions, I think it's better to just use city names rather than regions.

Once you stabilize the property with a tenant, you may explore a cash-out refinance to utilize the increased home value for additional renovations.

Unlike some people, I believe HOA is good costodian often finances, get volume discounts, do the effort of hiring contractors and maintain common space so in that regard I consider them a value. 

I utilized 7% for CAPEXand 7 % for maintenance given recent updates .Tenant pay for electricity and gas.