I ended up utilizing REIPro and really like it.

I'm simply planning to buy the homes in working class, relatively safe areas, fix them up well and furnish them and rent the rooms individually to make minimum 1.5-1.7 times higher than normal rents by including their utilities.

Their expense is simply another business expense like the utilities, taxes, insurance, supplies, HOA, etc.

Some would be used to create my own deals, but on a scale that professional management can be utilized.

So, whereby other investors may be looking for the type of deal where they can use say a subject to financing, I’m instead looking for value I can create by utilizing anyone of a number of strategies or techniques.  

After a tenant moves in, we normally call to verify with the utility provider that the tenant has setup their own utility accounts. 

I've heard $50, 35, 40, etc for turnkey rule of thumb - shell, utilities, foundation, M&E, paving, etc, basically everything but land. 

Zoning & Land Use is something that has a ton of importance and it seems like I need to understand how to establish road access and utilities (maybe they are already established – I’m not sure).

Network with friends, family, and colleagues and offer incentives like reduced rent or utilities to attract more applicants.

The funds you invest in the insurance will continue to grow while being able to take them out and utilize them towards REI.