Setting aside what you say is drama there should be a number of red flats regardless.

The problem with asking this type of advice in a RE-centric forum is you will get a lot of bias baked into that advice. 

In a situation like that I think you are doing the correct thing in billing back the tenant because the utility is based on usage and not a flat fee that you can bake into the rent price.

Not sure about Florida but here in Idaho there are some discount brokers who will list on MLS for a flat fee (like $500 usually) Best of luck!

For the new construction: In my case I have to buy a separate sewer line (which is not metered - just flat fee).

My Renter of 2 years wants to install a TV mount for their flat screen over the fireplace.

I’d be looking at every flat surface of collection above, all the way to roof.  

If I bring the rent up to market on her unit, is section 8 flat out going to say no?

Marketing, overhead, operations, what have you, this could be baked into your rate, furthermore, your lender is most likely not even providing the capital to fund the loan nor will they service it unless they are a credit union or the type of lender that does service it.

Otherwise it should 10-12% (it depends but if you add the leasing fee and weight it across 36 months then it will be more accurate than the flat fee)I'm not seeing 100-150$ per month for maintenance and I'm not seeing any similar amounts for capex reserve.Don't pay for utilities unless you have to for some reason.PP: 241kClosing costs: 3% is ~7.25k1-month vacancy: 1.8kLeasing fee: 1.8kImprovements: 5kAre you all-in for around 257k?