Does the rental contract determine if the Water, Sewer, Garbage bills   will be paid by the tenant?

I pick a geothermal as opposed to the mini-split Charlie mentioned because you would not need to augment the system with oil or gas since they have the power to heat at sub zero temperatures. 

In my market the tenants pay for gas and electric I pay for water.

The last buyer agency sale took more than 60 hours of my time and a lot of gas and phone calls.

I found Reef Oil and Gas, and then read some negative news reports about them and crossed them off the list.

I charge $535 per bed room and they pay all their utilities (gas electric water).

Meaning it has a well and electric and gas if it has those things. 

In the winter its the gas bill for renters using the heated pool and in the summer its been the electric bill from the AC (just got one yesterday for July - $472!!!). 

You can certainly find good PMs in Columbus - and I would and do recommend my guys all day - but their time is valuable: asking them to drive out there for maintenance, showings, etc will either be a rejected ask or come with a $$expense for their time and gas that quickly scuttles deal economics2.

Efficiency will be paramount with this property, especially considering that natural gas is not an option.