How do I know things like the cost of water and sewer, loan points, ARV (without an agent to pull comps), Capital Expenditures, or any other number of items without fully engaging the seller? 

As a buy and hold real estate investor, can you charge a tenant for repairs if they do not take precautions during a freeze by opening cabinet doors, letting water drip, covering outdoor spigots etc. which cause pipes to burst?

Just make sure you know how much life your water heater and HVAC have left and that you’ll have the cash or a home warranty to replace those items when they go.

So you need to really know what your doing in the case of a water landing..

This will also allow me to maximize more space for the kitchen as we would be able to relocate the water heater and W/D.

If water/sewage, what is the typical monthly bill(s)? 

And the well will likely need to be fracked in order to increase the water in it, again, not sure of the price of that, but it doesn’t sound cheap and it doesn’t really add any value.

Once a landlord gets into leaving "a somewhat decent bottle of wine" and any sort of Martha Stewart branded product for a tenant (@Jill F. you made me laugh out loud), I just have to throw up my hands and walk away from all this aspirational parvenu nonsense.The very best wine I've had in my life was sold for ten euros for a 1.5 liter PET water bottle of it out of a big old glass νταμιτζάνα in my second cousin's buddy's shed on a tiny Greek island you've never heard of.

.- City water/sewer.  

I would assume that the CapEx is reserves for water heater, furnace and other items like that.