Teaming up with a realtor and utilizing various Facebook Groups sounds like a perfect place to start.

Regarding the tenant utilizing extra space, you can provide a rental increase package to him since it sounds like he has a verbal agreement.

If you decide you don't want to take cash out and rates continue to stay low, you can always utilize the VA Interest Rate Reduction Refinance Loan (IRRRL).

You have gross rents, and can likely figure out remaining expenses (taxes/ insurance/ remaining utilities etc.) for an NOI.

Utilities are there though.

I set aside 10% for maintenance/repairs and 10% for CapEx, but as I continue I'm curious if I should readjust accordingly each year or quarter depending on not utilizing those reserves.

You should look into the utility costs for the property (better gained by calling the utility providers than asking the seller usually), have the seller participate in an Estoppel agreement, and that's about it in my opinion. 

Do utility companies have any requirements usually on how far a pole can be from something like this?

Another thing to look for is are utilities split and also factor in lawn care and snow.

They didnt disclose the private water and sewer utility charge.