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

you just have to estimate them based on what the property needs.so if it needs a new furnace + a bathroom gut and remodel + new windows, you estimate that.  

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.

Quote from @Addy Chupa: When analyzing deals, I usually include a 5% vacancy factor and 5% repair factor based on annual rent.

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.

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.

It was pretty wild I brought my plane down from Oregon and had it hangered at Hawkins field which I did not realize at the time was the middle of the hood.. but it was safe and Jackson was a good base to fly to my other markets.

But that is also in the very nature of real estate, it is long-term.

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.

Be confident, be courteous, and time will teach you what works based on your unique personality and skillset.