In some cases the programs will pay more if you update the unit, they typically require big things to be updated  like heating systems, roofs, windows etc.I hope this helps!! 

If plumbing is placed in convenient locations and you are able to split the Heat and A/C service, it could be 5-10k to add a new unit and really up the value and income. 

And more importantly, is this a fireplace that only serves an ornamental feature (like in my house, 90% of the heat goes straight up the chimney and doesn't do hardly anything compared to the forced air heat) or is it a serious wood-burning furnace that can largely replace a gas furnace in some or all of the house?

I live in the Miami area but do not invest here...and shamefully haven't learned much about the market whatsoever.

Not including electric & heat/gas as I’d have tenant pay for that

A smaller square footage will utilize less electricity or heat, so dividing 2/3 is not reasonable. 

Competition is heating up here, but it's not impossible to invest here.We've seen a lot of growth here in OKC, but the numbers are not making sense for a lot of deals.Good luck!

As far as a $900 balance for gas, does that include heat or just hot water?

Does anyone have an insurance company that does residential properties in the South Florida/North Miami area they can forward me?

Every now and again, there are heated discussions on BP about what is "discrimination".