Will those be included by inspector or need special inspection and what is the cost of those service?

That includes water/sewer/trash.

We are currently doing deals all over town including HendersonThanks, Louis 

Try multiple lenders, including direct lenders, not just brokers.  

If breaking the lease would pose any big issues for me.

A 2 BR or 3 BR townhouse condo in the same complex easily costs 3x - 5x as much to rehab if it has been neglected since the 1960s, while only drawing 1.5 - 1.8 the rent.The purchase price for the latest unit is $18,000, and closing costs including reimbursement of pre-paid property taxes will bring the total to $18,700.  

Add in inflation, tax benefits to include depreciation, the slow increasing of rents over time, and the ability to use leverage at purchase--well, there are a variety of benefits to investing in property.

I have lived in Denton county since 1980, including Frisco.

My ideal criteria includes: 1,200 - 1,500 sqft, 3 bed, 2 bath, garage (contingent on elevation), and bullet proof.I have seen some listings for somewhat odd and overgrown parcels of land selling low where the numbers might work quite well.

I don't think you would typically include the opportunity cost into your return on investment, but it's definitely a good thing to look into.