We cap the rate for utilities and actually added about 10% above our normal average this past year due to rising utility costs in our area for gas and propane.  

Come up with terms (Down Payment, Interest Rate, and Amortization Schedule) such as a 5% Down Payment, a 6% Interest Rate, and 30 Year Amortization Schedule.

Say Income tax rate is 25%. 

That rate does not sound out of line for an STR.

Some guys I work with were getting 90% advance rates in Houston, but I think the banks are back to 70-80% now.

Especially in today's high interest rate environment, a low income buyer is usually going to be better off renting than buying.

And for reference my sister is dealing with a run down house in Louisiana that has a value of about $95,000 and she shopped multiple policies with multiple insurance companies and the best rate she could get was $2500.

I believe it is 50% down, rates around 13% and term around 5 years.  

High interest rates are deal killers IMHO.

In 2020/2021, when rates were at all-time lows, this area was super hot, like most other Atlanta markets, and investor demand was high.