. $4M will be my leverage to cover against emergency expenses including vacancy’s and will not be touched unless it’s last resort if I can’t leverage my assets.

Have them clearly state their exact fees, including extra transaction or admin fees, how they market, are they assisting you, personally, or just handing you off to less experienced agents on their team after you sign (I've seen this happen a lot), and ask their advice on if your home is ready for sale or if they'd suggest improvements. 

If the tenant breaks the lease for any reason, you may need to refund a portion of that money.

- is furniture included?

Workload: Solo investors bear the entire workload, which can include initial acquisition, property renovation, property management, and refinancing or reselling the property.

Same for including internet in the rent.

See if the seller will give you a discount on the sale price based on those things that may break and cause your monthly cost to go up.

Any creative terms I can include in the appraisal contingency?

And you will include utilities? 

As a mortgage underwriter with a focus on Texas property , I can tell you that Texas homestead exemption does offer significant protection for homeowners, including those owning an owner-occupied homesteaded duplex.