I was also not told of the unpaid sewer and water fees, my poor new tenant doesn't have water right now.Gary Garrison took over, but he has since left. 

It’s great that you’ve already started practicing with NOI and cap rates for evaluating properties, but you're right that smaller properties, like quadplexes or less, are often valued differently.For residential properties with four units or fewer, the market tends to focus more on comparable sales in the area rather than purely relying on income calculations like cap rate.

@Dee Mandrekar highly doubtful there's such a big difference between market rent and S8 rent.First off, the GROSS S8 amount includes specific amounts for all utilities - electric, gas, water, trash, etc.We do NOT recommend including utilities in the rent because S8 only pays a certain amount and the owner is then exposed to tenant abuse of utilities. 

This is rent minus mortgage PITI and property management fee 10% (I don't include capital expenses in that calculation since I already set aside a reserve fund and the HVAC and water heater are 5 years old.

Unlike gas and water, in Philadelphia electricity is not lienable.

So double check with the county on any of those requirements if any.Where does the water come from?

I am not familiar with Philly or the technical questions you pose.I am thinking of this from a purely investment aspect.  

Stocks haven't performed as well in the last 20 years as they have historically from 1950-2000 and the valuations especially on newer companies is eye watering.

Was it painful when water heaters had to be replaced or tenants skipped in the middle of the night? 

Last week, we had an issue with the plumbing in a home we sold.The buyers moved in, used the water, and some areas of the home started flooding.We sent vendors out that same day to investigate and fix the issue.