- is furniture included?

Workload: Solo investors bear the entire workload, which can include initial acquisition, property renovation, property management, and refinancing or reselling the property.

Same for including internet in the rent.

Being a landlord involves responsibilities and risks, such as maintenance and tenant management, but these are counterbalanced by the potential for steady income and investment growth.Other factors to consider include market conditions in Austin, which have seen substantial fluctuations, and how they might affect future property values.

Any creative terms I can include in the appraisal contingency?

And you will include utilities? 

You can include your time as a non-traveling nurse)*You must show a history of contract work.

As a mortgage underwriter with a focus on Texas property , I can tell you that Texas homestead exemption does offer significant protection for homeowners, including those owning an owner-occupied homesteaded duplex.

I'd advise resending the contract, this time with your EMD included, and arranging for it to be wired directly to the attorney or title company. 

These guidelines are typically outlined in the community's governing documents, including the Declaration of Covenants, Conditions, and Restrictions (CC&Rs), bylaws, and any amendments or resolutions that have been adopted over time.