It’s been bumpy with positive income. lots of expenses,  220 w batteryinstalled, utilities , gardener,  Water heater etc and cohost is eating up positive.

Also, you'll want to look at value add opportunities with utility optimization, either a reno project to pass utilities on to tenants or some kind of billing system.

We utilize Buildium which seems to pretty organized and easy for our tenants pay their rent through. 

Biggest lesson here for everyone is NOT to include utilities EVER!!!!!

Site Utility Plan.12. strome water management plan.13.

Utilize any hospitals and insurance companies that are willing to take your call.

*Renovation Costs – Includes labor, materials, permits, and unexpected repairs*Holding Costs — Utilities, property taxes, and financing costs during the renovation time.

Did you factor in utilities, internet, etc.?

The city also confirms if the utilities have capacity which they do.Its a simple case of NIMBYs having a huge voice in this jurisdiction. you are doing everything right. just file a couple lawsuits get a good lawyer and keep going. 

What are "typical" rental terms in Sac (e.g. does owner or tenant pay utilities, trash, water etc) for your properties?