The house has a new roof, but HVAC and water heater replacement might be needed in the next few years.Also, mortgage rates are currently around 7%.

Roof cut off?

But larger repair items such as appliances and mechanical, plumbing, electrical, roof windows doors etc should still fall under the landlord's responsibility.

Great property, perfect setup for a duplex with separate driveways, entrances, back patios w/ storage, brand new roof, plumbing, newer HVAC, appliances, flooring, etc.

Roof ~20 years, STR kitchen 15 years, HVAC 15 years, etc.

They provide essentially all the tools under one roof for you. 

The $1300 does not seem out of line at all to me, insurance right now is going through the roof and what would have been ludicrous last year is now looking like the new normal. 

Roof, windows, siding, furnaces all under 5- 7 years old? 

Roof?

Even just pulling Comps for bedrooms, bathrooms,sqft,acreage build year,only 5 comps come up within 5miles.add a 30x40 shop in the mix and a tiny home on a neighboring lot.1/4 acre pond. 3 storage buildings.brand new roof and hvac.