I now many will argue I don’t have capex or property management in there, but I self manage and we did so much to it that I am not concerned about major capex this year or next.  

It is wonderful to see that you are a compassionate landlord that cares about your tenants.What i would argue is that is that raising the rent is for your tenants benefit.

I would argue that you can do it all with SFHs.

The landscaper will likely argue that you over watered them and that caused their demise.

However, I would argue stormwater fee is more like a tax, not a utility.

But it is impractical, and I'd even argue it's unprofessional. 

Property Managers should be making your life easier not giving you this much stress.Years ago on my very first rental I chose a well known PM company and for 3 months the only thing they did was argue with me to lower the price over and over again and make excuses as to why my house (which was a mile from a popular lake and less than 10 years old and on a very quiet and beautiful walking trail) was taking so long to rent.

It could be argued either way, but definitely better to be explicitly in the lease.(2) To automatically swap to a week-to-week tenancy in the lease after the lease term, because this can make evictions for any reason go much quicker.  :-).

If you got the land rezoned, the seller who still owns the land can argue it is worth more.

Hard to argue with that area for having strong potential as an investment.