Always include, even if you plan to self-manage at first.What about water/sewer, lawn care, snow removal, and admin/professional fees?

Having done some myself, I can confidently say it is possible and with the right recommendation, it will sail right through, as if on smooth water on a windy day.You are willing to be flexible so it gives you options.Lets connect and talk more in-depth

Aside from that Austin has quite the diversity, Hill  country, water activities, lots of outdoor folks (running, cycling, swimming, rowing, fishing) and it has areas to even cater the cosmopolitan people looking for swanky places to eat. 

And it’s reusable.

If they refuse, you need to either refine your value proposition or accept that they weren't a truly motivated seller; you can only lead a horse to water.

Water and sewage is on my name but they are responsible for it.

With that tenant is going to go your furnace, appliances (if you're naive and supply them), hot water tank and about another 3-5k in cosmetics.

Bottom line here is keep your rates on par with the rest of the market, you get to decide to buy a big 4/2 a few blocks from the water or a 3/1 a few miles from the water.

water heaters?

It’s usually good for $10-$40 per unit each month if you set it up right.Car wash station is another where you have a dedicated spot with water and power and sell cleaning supplies/rent a Vaccum Have your tried renting out your model unit as a short term rental as an amenity for tenants that have family visiting and don’t have the room to accommodate