But if you do then include the estimated cost of monthly utilities into your rent that these companies are paying.You can write that tenants should keep the AC at a certain level but there's no guarantee any of them will do this. 

., $500k property requires ~$2500 rental income to breakeven):Unless your rent is real high, the cap ex/maintenance will be significantly higher than you estimated. 

4 - What would you estimate for average monthly power, gas, water, and trash (I know, this is going to be a wide range depending on # of occupants, climate sensitivity factors, etc)?

The rent is the market rate (in fact $50 less than the Zillow estimate) but still no luck.

Also, where could I find good estimates for property tax for 2022?

Based upon your numbers:Rent $950/month x 12 = $11,400Prop Tax $100/month x 12 = $1200 (this is just an estimate as you didn't supply!)

There was apparently supposed to be a tax abatement applied to the property but it never was so my taxes are a lot higher than what was estimated at closing.

I am not really sure what should be included in the expense estimates.

Added outdoor patio and updated overgrown and old landscaping.Details: Purchased at $384k, appraised at $420k, estimated ARV $510k.

It is quite difficult to analyze flips right now because you don't really know the ARV accurately and it is hard to estimate rehab cost or time accurately.