Right now between my house and ADU, we split the water based on the square footage. 

You should never pick your 1031 Exchange Qualified Intermediary based solely on their 1031 Exchange fees, costs and charges or the size of the institution.

Hi Nicholas, I'm based in the Seattle area but have been investing out of state for a past few years.

I know what the rents should be for each of the units (2 vacant and 1 significantly under market), the taxes are listed on the MLS, I’m familiar with the water/sewer costs in close proximity to this building, and I know what percentage to use for my Vacancy, CapEx, and repairs and maintenance based on my knowledge of the local market.

It does not sound like you're in that type of market based on what you shared.

I'm coming to a similar conclusion.

Nobody wants a unit to sit vacant, but if you make your decisions based on fears like that they are more likely to be short sighted and make the situation worse.

Each class you need to take is based on the required knowledge for the next class(s). 

Anywhere that is high cash flow also means high cap ex and tougher tenant base for the most part so as a new investor, that's not going to be great.

Thomas for help in building a care component for a community based upon the community’s individual resources, needs and social structure.