About 3 months have gone by and we just received an email from a communications company billing us $4,000 for breaking a communication line buried in the yard.

I don't remember the exact cost when I did it but I remember thinking it was cheaper than expected.I didn't see a comment mentioning that you should just include utilities in the rent and increase it based off that so I'll be that guy.

Let’s break this down:The case for holdingThe 4.75% interest rate is a valuable asset in today’s high-rate environment.

The new property has to make $50k plus $12k/yr more than the existing property just to break even.

-Changes to lease break situations.

Invested 3 years ago like others about $40,000 total which  included covering operational cost  for the first or so.  

I've included an example below to help illustrate this.So different lenders have different rates (which do vary even for DSCR loans) but these are factors they all consider.See example below:DSCR < 1Principal + Interest = $1,700Taxes = $350, Insurance = $100, Association Dues = $50Total PITIA = $2200Rent = $2000DSCR = Rent/PITIA = 2000/2200 = 0.91Since the DSCR is 0.91, we know the expenses are greater than the income of the property.DSCR >1Principal + Interest = $1,500Taxes = $250, Insurance = $100, Association Dues = $25Total PITIA = $1875 Rent = $2300DSCR = Rent/PITIA = 2300/1875 = 1.23If a purchase, you also generally need reserves / savings to show you have 3-6 month payments of PITIA (principal / interest (mortgage payment), property taxes and insurance and HOA (if applicable).

In fact, I have still been increasing my monthly ask with turnover.I agree with what @Dena Puliatti said - it is not a cash flow play in Huntsville right now whatsoever, but more of a "break even" cash flow play for appreciation.Folks, there is a LOT of dysinformation on Bigger Pockets right now about the Huntsville and Madison areas in numerous BP threads right now - more than I have ever seen in the past. 

A significant number of my clients are from out of state, including many from Washington State and California.

In addition to the different tracks @Chris Seveney descrubed, there is also good information on creative financing and seller financing (including what to avoid).