Look historically what utilities has been costing and charge a flat rate. 

I require a $1,000 security deposit, no exceptions and I let them know they will be paying all utilities, mowing the lawn, keeping up the landscaping and cleaning the gutter. 

Hey Ian, I build custom homes however my clients want.

While the marketing side would essentially give you another full-time job, it could yield results and bring more options forward.Your agent can help you source most prospective deals while utilize your own marketing efforts to find potential deals. 

Frankly I considered cancelling within my first 3 months, but from my own frustration I realized it was to my own fault and not due to lack of customer support.

Because new designs of rings will attract a lot of customers.

Custom Cabinetry.

Enough to justify using him every time he is available (and he has bumped me ahead of other customers because of my repeated use).  

The tenants pay for all their own utilities.

Pros to my current position: Secure, w2, pay is above average, benefits are stellar, schedule is somewhat flexible (can leave if I need to without penalty; vacation when I want - utilizing banked time on both), 3 miles from home, and hopefully a pension in 17 years.