@Jesse Waters thanks a lot!

-Added a closet to the Mother-in-Law bedroom-Replaced the water heaterNow, I realize these items won't add tens of thousands of dollars to the value but am thinking of listing the house for $184,900 which is near the higher end of the market for this neighborhood; I think I could list it for $189,900 and still draw interest but I'd like to sell ASAP.

So here is a watered down summary of my plan, let me know if this is a viable idea.

Some HOA's cover property insurance, water, electricity, cable, etc.

Optionally, owner may request a copy of the bill to be sent to the tenants.I guess my rent will include water/sewer/sanitation from now on. 

Typically ( in Lubbock ) refrigerator, washer/dryer, dishwasher are NOT provided by landlords: tenants bring their own.

Has a brand new roof, but the furnace is original (38 years old), and the water heater is 14 years old, so those things are going to be costly in the next few years. 

If you want to purchase rentals you are going to need that extra cash for an emergency fund in case you need to replace a roof or a water heater goes out, or for any vacancies because these things will happen.  

I have a $10k reno budget to add laminate when the tenants move out and create the third bedroom in the coach house.The fifth one had a huge updated upper unit but the lower is what they call a "Polish Flat" where the bottom of the window sills are right at grade and cause water to constantly come in.

No water beds...just my opinion !