No one is going to make money on my property except for me.

Though to be fair, that's everyone except one agent I have. 

to answer your questions....The first property is a 5 unit house with a carriage house in the back. in total theres x4 1bed/1bath units for 750/month i believe they can rent from 850/month. and then theres a 3bed/1bath rented for 1050. and then the carriage house is a 4bed/1.5 bath believed to be able to rent at 1650/month. and yes the supplied information is correct. tenants pay for all utilities except water and sewer. the other is a duplex with x2 1bed/1bath units currently rented for 700/month.

Brandon,You need to watch the laws in your state and county, but basically, you can discriminate with tenants, excepting the items protected by the feds.

So as a landlord, all utility expenses (typically) would be a pass thru to tenants, except water, which is $200/mo - is that value assuming about $50/unit, or is there a way I can identify a value to apply to all deals I run through the BRRRR tool?

I would not worry too much but limit additional animals going forward.I would require an updated pet addendum at ownership transfer listing the current pets are allowed as exception to your standard pet clause.

If the two properties were equal in all other respects except the detention regime, it'd be normal that the one closer to the beach is much less expensive precisely because it's a concession.You're not "supposed" to be able to own a beachfront home in Costa Rica anymore.

To grossly oversimplify, the city does not permit STRs north of highway 98 (there are exceptions to this), and they limit the occupancy to be 2 per Bedroom Plus 4 (i.e. my 5 bedroom in Destin can sleep 14 ppl).  

The only exception to that would be if the claim doesn't work out in a way that you think is fair.Public adjusters are paid commission based on what they "help you" collect.

Exception to this might be one-off stuff or things I was really picky about, or that I have existing relationships with good quality suppliers.