I just relisted the property for $1800 with no utilities included hopefully I can get it rented out rather quickly 

There are quite a lot of repairs or daily requests from guests, more bookkeeping due to consumables, extra utilities, pool service, lawn service, internet, etc.  

They were poor in development, the ability to utilize there resources, to tap such.

Then a locksmith isn't necessary.Don't forget to transfer all utilities to your name the same day as key transfer!

I am interested in multi family rentals, single family, and utilizing the BRRR method.

I’d suggest drafting a solid agreement upfront that covers everything—ownership percentage, costs (mortgage, repairs, utilities), how profit is split, and even exit strategies if one of you wants out.

As an out of state investor, I would find a solid agent who understands real estate investing in the area and utilize their expertise. 

@Vincent Aiello - and for payment, do you utilize paypal or another online portal?

That way, you're getting paid without having to interact directly with the tenants, screen them, collect rent, drama, etc.I've worked with some of the population that utilizes group homes.

Do most of them include the utilities in the monthly fees?