i am not looking to be spending my days on the lake, I am looking to replace my day job income, and growing my portfolio.... but it is important to cover my costs first, which not 20k/mo but, that is what i'm accustomed to regularly (or more). 

An owner would be foolish to cover all utilities for an S8 tenant.

My current tenant has removed a picture from the wall and replaced the provided bedding with their own belongings. 

If the water bill is $100 a month, increase the price by 20% (or whatever you decide is fair) to compensate you for the time required to split and bill and to cover additional use when tenants squander the utility.

But, it covers enough of the basics.Again, believe what you will.

The seller can supply everything they used to market, pictures, ad copy, etc., but they cannot sell their AirBnB account to another person.

Both miss a whole lot of logic that needs to be there in order to represent the full scope of the picture.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

If you use the Heloc option and decide to rent it out, don't forget that property (or you) will have to cover both your primary and secondary position notes.I don't personally see Marin being a great mid term market.

Then pick up the blue in the window coverings.