i have an LTR portfolio in 3 states including CT and PA. 

that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

The tenants pay all utilities including sewer and garbage. 

Just because some fellow investor includes it on her or his log, does not mean it flies - unless this investor was audited and won.

It will just invite the idea of allowing her to include even more pets. 

Would you share 3 specific things I should do during my "training period" (if it includes a book, which one)?

This agreement with your general contractor acts as a roadmap, with clear expectations and protection for all parties involved.One frequent mistake is the failure to include sufficient detail or being too vague.

Was it included as a credit/debit on the HUD so it should have reduced your cash to close? 

That does not include any expenses, vacancy, etc.similar rent minus PITI does not equal cash flow.  

I provide short term rental furnishing and renovation finish list that includes paint colors, light fixtures, cabinets etc.