The AC unit is only 4 years old and hot water heater is new.

Depending on the amenities offered, and many HOAs in my market will also pay water bill, possible cable/internet, pools, hot tub.

The major concerns to me are the roof, the hot water heater, and similar.  

High efficiency appliances were utilized including HVAC, light fixtures and water heater.

So long story short we have a traveling nurse staying at our rental that got some water damage when the roof was being replaced, they don't have renter's insurance (which we require in the renter's agreement they sign), water damage has been remedied and is cosmetically minimally affected and still very much in a liveable state.

There is roof damage, probable damage to the trusses, and the water line busted.

I was also not told of the unpaid sewer and water fees, my poor new tenant doesn't have water right now.Gary Garrison took over, but he has since left. 

@Dee Mandrekar highly doubtful there's such a big difference between market rent and S8 rent.First off, the GROSS S8 amount includes specific amounts for all utilities - electric, gas, water, trash, etc.We do NOT recommend including utilities in the rent because S8 only pays a certain amount and the owner is then exposed to tenant abuse of utilities. 

Unlike gas and water, in Philadelphia electricity is not lienable.

This is rent minus mortgage PITI and property management fee 10% (I don't include capital expenses in that calculation since I already set aside a reserve fund and the HVAC and water heater are 5 years old.