Someday we’d want to add tankless water heater and Quiet Cool.It’s a highly competitive area, with low supply and had the highest growth in rent increases.

BBQ while looking at the water, fish from our backyard etc. 

You are correct that there is no one watering hole that "off market" deals congregate at. 

Shockingly, the owners that respond to postcards want to sell for prices that simply don't crunch as rentals.I can tell you that from the other side of those brightly-colored post cards (the one the I tossed out today was bright green), that property owners are being flooded with postcards from all over the country (green was an outfit in FLA).  

So the tenant in my rental was complaining that the refrigerator panel where the water and ice come out would pop off occasionally, but mentioned that it wasn't a big deal because she doesn't use the water or ice.

They already have two AC units but would we need two water heaters?

They forget long-term maintenance like hot water heaters, plumbing and roofs. 

In four years, the only expense I had was the water heater going out.

I'm fine with a base hit, and I think even moving into the future I could still raise rents a little more and separate the water so tenants pay that directly.

@Raluca GosavI have one in Spring, out of the flood zone with a great property manager.