General Question: After the new rules went into effects, how are people writing contracts with the buyer's agents.

Partner effectively, focus on securing your first deal, and build savings and credit.

We would like to start creeping towards Madison with the spreadout of our rental locations, especially getting into Stoughton and McFarland since the properties are just a bit cheaper than Madison, but rental rates are getting higher and higher from the "Madison effect".

More specifically post cards because they are less costly and still effective if sent out to a good list and number of people. 

What strategies have you found to be most effective in fairly splitting utility costs among tenants?

If you do find a deal and maybe it doesn’t cash flow for the first year or 2 but you can make improvements, raise rents on under market leases, manage property effectively and cover your expenses at least you will have started and can look for better cashflow over time.

What strategies did you find most effective?

I recommend scheduling a call with a real estate lawyer.

Taking over the property subject-to (Subto) the existing mortgage is an advanced tactic and can be highly effective when cash flow or equity potential is strong.

How often to you do the inspections during the lease, I agree with you that setting the boundaries and effective communication are key!