Craigslist ads may help too if landlords often include utilities in rent. 

You always need to include the HOA fees in your calculations, and might need to add "cushion" depending on what type of property you buy (some seem to have HOA assessments more often than others).

For example, I have homes that include a washer/dryer but we make it clear to everyone that they are free to use them but are responsible for repairing or replacing if they ever break.

He said that a lot of the surrounding area including Fairmont goes to Morgantown for Real Estate Attorney's.

This property first record of purchase on Zillow is 9/1999 selling at $89,500, indicating a 21.82% appreciation rate at the current sale price, including factoring in a 51% drop in value when sold in 2010.

You have multiple good options, including those you listed, and the recommendation of @Christopher Leon.

And that even includes the land!

If ever you write a book on landlording, you'll definitely have to include this tenant's story in it!  

So far my business partner and I have accumulated 25 units consisting of mostly SFR and a few multifamily including 2 triplexes and a fourplex.

Any payments on the balance remaining from the original loan must be included in the debt-to-income ratio calculation for the refinance transaction.Note: Funds received as gifts and used to purchase the property may not be reimbursed with proceeds of the new mortgage loan.The new loan amount can be no more than the actual documented amount of the borrower's initial investment in purchasing the property plus the financing of closing costs, prepaid fees, and points on the new mortgage loan (subject to the maximum LTV, CLTV, and HCLTV ratios for the cash-out transaction based on the current appraised value).All other cash-out refinance eligibility requirements are met.