I do intend to stay close to home - but home provides only annual opportunities and I’m looking for year round possibilities with tax deed properties. 

My suggestion would be to cap your utilities at a certain amount and have Tenants pay anything over that amount.That will help you manage your expenses, and also allow Tenants to gage their usage each month, and make adjustments if they don't want to go over the allotted amount.As far as collection, provide the bill showing any overages and just have them pay for it along with their rent. 

It's a relationship game more than anything, so if you're building strong relationships with them and providing a consistent product, you'll be golden.

Dallas-Fort Worth offers growth and opportunity, but smaller markets like Sioux Falls or Des Moines provide stability.

I used a property manager (before I was one) for (1) time & headache savings and (2) the value the property managers provide by economies of scale (marketing, discounts with vendors, etc.).

First off, has the developer provided you with a term sheet (not a commitment) from a bank showing they'd lend 75% LTC on a mixed-use development?

Digging deeper it is a legit program, that actually provides other tools and support similar to Rent to Retirement.

Happy to provide more info or photos.

Be sure to check out the free tools BP provides to help analyze deals you may have and also market insights.

Happy to provide insight or whatever.