There's a few different ways to focus on a lower rate such as with house hacking and making the investment your primary residence, requesting a significant closing credit from the sellers for standard rate buy-downs (which I've had great success with recently), or utilizing lenders who offer short term rate lowering solutions such as 2-1 rate buy downs (again, ideally paid for by the sellers).

Tax savings are amazing and I have utilized cost segs myself, but you also have an opportunity to make an amazing return on your money in the Tampa Bay market. 

• Should utilities, internet, or services like snow removal/lawn care be included, or not?

Most likely raising funds from passive investors would utilize a Reg D 506 b or c safe harbor exemption from registration.  

This way you can utilize the leverage if you plan to scale up in the future.

The first apartments I rented as the owner, were previously rented by the former owner at $150 month including utilities. 

You know, it only takes a phone call to reserve a large meeting room, holds about 250, if you clean up after yourself, it's totally free in a new facility, it called the Library.So long as there are no sales, no charges, not some income producing ploy at your meeting, you can use it. 

My tax advisor referred me to them, and I also utilized cost segregation on the properties, which significantly reduced my tax bills.

On finding an agent, you make a completely valid point about the top producing agents.

From what I can tell, the extra equity on the house could be utilized to provide better ROI.