(e.g. parking fees, excessive garbage fees, or penalties incurred by landlord from the Town due to tenants negligence such as failing to shovel the sidewalk, etc.)

I know the 2 towns I'm targeting very well so I pick neighborhoods to drive on garbage day.

For expenses, are you accounting for the sewer / water / garbage bills + maintenance + cap ex + vacancy (will those students only want 9 month leases with 3 months vacancy?)

Disconnection of electric, gas, water, sewage, or garbage removal utilities shall, among other things, constitute sufficient evidence that Resident has abandoned the Property.

Repairs - $168 CapEx - $182Property Management - $220Who and how do you pay for garbage pick up in Texas?

For what seems to be your other question, which is "what do I do when the tenant painted and it looks like garbage" is also simple - that is property damage, and needs to be rectified at the given market rate.  

I think it should be worth at least $75,000 after I rehab.If I can get it rehabbed in one month, that will let me cash flow about $300/month after withholding vacancy, repairs, cap ex, and paying for water-garbage.  

A bunch of guru garbage designed to separate you from your cash. 

The owner pays for water, sewage, and garbage.

Give her some 3 mil thick garbage bags and offer to dispose of any garbage for her.If she refuses to communicate with you, it will become more difficult.