I'm getting 850/room + 1/3 of utilities per person.

Performing energy efficiency retrofits of our properties is core to our operating principals, so we try to utilize these programs when available (even if the program is more show than substance).

@Jamison Haussman Welcome to BP it's a great site to learn more about RE investing.If you are moving overseas in 1 month you can't really utilize your VA home loan guarantee if you need to occupy it within 90-days.Would you be considering buying a rental near your mom's house or another location?

I'm not familiar with this particular site...there's another called 3rdhome.com and it caters to luxury properties.

My utility bill has been high and a while ago i went under my house and the duct system had holes and tears all over..

I don't want to outsource to a PM company until I have to and I've heard of everything from utilizing handyman services on a retainer to giving the tenant a list of recommended service companies...how do YOU do it?

If your intention is to simply use it for a single property and never utilize a partner and never bring in another member to the LLC then an operating agreement may not be critical.  

I drive through these counties all the time with my other business.Just driving around I can see new subdivisions for luxury large acre home sights going in all over the place in the hill country.

And in those neighborhoods, you may be the first tear down, never a great position to be in if resale is part of the plan, I do some work with Habitat for Humanity and we have been able to get some lots for under $200,000 but these are not lots that would support a new luxury build. 

I let them know that I will likely have some questions on their numbers but after I do an initial analysis, if the deal still looks attractive I would request to view a few of the units in the property and do a general walk through of the exterior, utility areas and common areas.