I may be falling in love with the beauty.

So also nervous the deal will fall through and I'll be out the inspection and appraisal ~$900.

It's not just the crappy areas that fall victim to theft.Take the time paint the tools with names and engrave stuff on them in more than 1 place.. so if they are pawned you'll have better chance of recovery,, take photos of what you havebut basically tools for some reason have legs.. they walk off.. never to be found again.The security system stuff is fine but finding the creeps and monitoring the system isn't easy..It's when they rip off the copper, and break stuff that things get personal.

Either way, both of these items need to be accounted for in your property analysis.  10% is a good starting point for both, although negotiable (PM) and variable (CAPEX, but over time it will likely fall right around this number).  

Particularly in the New Bedford, Fall River, Dartmouth, Fairhaven area.

I've had 3 offers fall through already so we'll see what happens. 

My advice is to find the job first, and then all the rest will fall into place.

Regarding the winter bill setting the sewer rate for the entire year:  The city assumes people irrigate in the summer, so they use the number of winter CCFs to subsequently bill for sewer in the spring, summer, and fall.  

Any pointers to find properties fall into such category is appreciated.

I drive stronger demand for my house versus some higher cost services that may charge 1 months rent for leads that have to fall in the PM's lap.