This market seems to have a lot of houses including new construction.

Do these include insurance?

If you don't think it's viable to include a washer and dryer maybe you can find a local service that can provide this to guest.

I'll also ask, do you know if your property will your cash flow once you factor in professional management (20-25%)?

I was quoted 12-14k for new central heat and air which included all the duct work.

Hi Sean, I’m a “newer” investor and have a few doors in the Midwest, including Memphis and Detroit.

Did you include the required addendum for Carbondale? 

I also listen to Mike Zuber author of one rental at a time talk about learning your market which is a course he has that includes a spreadsheet that tracks sales so you know what's a good/great deal in the area of the investment. 

Adding layers of business could complicate things unnecessarily; items such as taxes and legal fees may increase greatly etc.These other factors would greatly play into what my next move would be.

In some properties where I live heat is included with rent and in others it is not.