I charge $535 per bed room and they pay all their utilities (gas electric water).

Meaning it has a well and electric and gas if it has those things. 

In the winter its the gas bill for renters using the heated pool and in the summer its been the electric bill from the AC (just got one yesterday for July - $472!!!). 

You can certainly find good PMs in Columbus - and I would and do recommend my guys all day - but their time is valuable: asking them to drive out there for maintenance, showings, etc will either be a rejected ask or come with a $$expense for their time and gas that quickly scuttles deal economics2.

Efficiency will be paramount with this property, especially considering that natural gas is not an option.  

Tenant pays their own heat and Electric.asking price $265,000.00taxes $7500Unfortunately I don't know how much the water bill and gas bill are and don't know what the extent of the rehab for the remaining 2 units.Any advice, comment or replies to this thread will be greatly appreciated.

Natural gas installed for heating and hot water.

Hand your business card to everyone at the gas station next time you stop to fill up.

I told him the address, then proceeded to the house with gas for the chainsaw. 

It might be able to be done without even losing a bedroom, but even if it goes from 4 bed 2 bath to a unit with 2/1 and a 1/1 unit, the rental income (or sale price) should be higher than a 4/2 SFR in the area.That said I'm not sure if there's something I may be overlooking.It already has 2 exterior doors positioned nicely with separate porches and room to have cars parked on different sides of the house (it's on a street corner).I looked up the zoning regs for how the plot is classified and it is allowed by right (don't need to apply special allowances or rezoning) to have multi-family housing on the plot.The rehab would already have it gutted enough that the changes to plumbing and electrical would be easier.I don't have any idea how hard it is to get separate metering for water/gas/electric.