I've never worked with an investor friendly agent so I'm just looking for the most efficient way to utilize them if we decide to work together.

You can deduct expenses like mortgage interest, property taxes, utilities, and repairs proportional to the rental space.

Family holds a light industrial property that has been leased to the same large utility company since the 80s and has never had a commission associated with the lease.  

STR is becoming a difficult strategy because there are so many costs (furniture maintenance, utilities, internet, etc.) that you have to factor in and if you are in an oversaturated market, then unless your property is unique, you can only compete on price.

In a mobile home park, most of the value is in the underground infrastructure, roads, landscaping, amenities, pools, fencing, pads, utility pedestals, etc, while only a small portion of the value comes from a building, like a clubhouse or laundry facility.

Take your monthly rental income and then subtract ALL your monthly expenses: Mortgage, Interest, Taxes, Insurance, Property management, utilities, vacancy factor, maintenance/repairs, etc...

We have recently split the PLP meter so that the tenant would be responsible for there own utilities ( gas & elec) just like the other 2 tenants. #1 Can a tenant have all these programs making payments on their behalf?

I can see a scenario where I take on the risk of a high interest rate and less flexible terms for 5 years, so I can access my cash sooner if that option is there.Jephte, you can utilize a DSCR loan here.

Utilizing loan down payment owner occupied financing.

You can look at the bill and talk to the utility provider to see if the bill is reasonable for your units.