At no time was I informed that what I was doing was going to cost money.

When I first started my monthly budget was $500-1000 a month, closed 8 deals my first year.

Many see these as red flags, assuming they will slow down the deal, increase costs, or cause endless headaches.

Not having the proper experience and knowledge could cost you a friendship and is a huge liability risk for your friend. 

It may be several more months before it starts to turn a profit, with full rental room estimates ($3385 - 2000 PITI) it will take 3-4 years to break even on the rehab cost. 

Can you speak on how you source granite slabs cost effectively?

See if you can get a historical expenditure for this utility and take that yearly cost and divide it by the total SF of all units to get a per SF cost of gas for the building, then multiply by the SF of each unit for a monthly cost for each of the 4 units, themselves. 

I have owned/house hacked these properties for 8+ years and all expenses totaled up (including rehab projects upon purchase, major cap expenses, CPA costs, etc.) comes out to $1,200 per month.

In a few months, I want to get into buying NPN/NPLs, such as those in bankruptcy.  

My private money lender covered 100% of both the purchase and rehab costs—and even paid me $5K for my time.