We do have a decent amount of equity on the home about 150k (current estimated value is ~315k) but since the mortgage is 15 years (which I thought was smart & would save me interest over time...) if I were to charge market rent I would break even or possibly lose a little and get no cash flow.

You can take an "A" neighborhood asset in most locations and fail the 1% rule but these assets will outperform on a cap rate basis a "C" location asset that "passes" the 1% test  if the analysis is not so narrow minded and includes actual expenses, cap ex and vacancy. 

The part  about 1 major repair could break me is the part I’m afraid of.   

Hope to sell for 180k, terrible. not including the 3% fee, terrible 

Charge the tenants a higher rent rate and include utilities with their rent.

I had intended to let it go but not now that he is still there and does not appear to care, was rude to our son, keeps breaking his word to get out and now we are well into February - yet another month without rent. 

Or are they included in the rent?

I think zillow has included these in my 1099 they send me..

A tree near a sewer line will still likely find a way to break into modern plumbing, etc.Again, good to be aware, but when I read things like this, I can't help but see the inverse of "modern homes have no issues", which is not true, either.But to add one: box gutters.

So the alternative would be stepping out of my comfort zone and buying in another market where, theoretically I can get the same returns on an already built property including management fees.