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Even if your tenant isn't covering your entire mortgage or rent...that's still money youre not spending on bills right?

I would only move forward if I preferred the ceiling fan permanently...and I would have my contractor install it and then I would bill back the resident (have the resident confirm the installation cost in advance). 

He could not make a profit with that high of an insurance bill annually.

Where I invest, there is quarterly garbage fees LL pays, which get billed back to tenant.Sounds like this model would work for you too.

Are they separately metered for utilities, or can you bill back to residents?

I think they are confused as to what management is, but it's better they let you know than just hand you bills that you didn't know about.

So as long as it can provide insurance and pay the bills, I don't care much what it is.

You should be able to figure out your future non-homestead taxes by looking at your current tax bill.

Also there isn't as much appreciation in the area, it takes longer to evict (MUCH longer), and they have lien-able water and gas - so if someone skips out on the bill, it's on me as the property owner.My point is, high taxes are just one consideration but not an end all be all.