A lot of management companies overcharge. 

If you do have enough other income then you dont even need to lease out this property to start your refinance.However if you dont have enough income to qualify with no rental income offset then yes you will need to obtain your lease(s) and security deposit + 1st months rents deposited before you can utilize 75% of this gross income - your monthly PITIA payment (in terms of qualification on this property refinance.So all in all Id make sure what your current debt to income position is first of all (DTI) and then strategize to see if you even need the leases at all.

I currently have a rental property and am looking at getting my real estate license and building a property management and property maintenance company to serve my investments and potentially others.  

It's a primarily a utility asset, and secondarily a store of value against currency. 

You can expect that you will be required to build roads, sidewalks, storm water control, utility taps, street lights, street trees as well as recreation fees as part of the development process. 

Would be curios if folks have also just included the cost of utilities at this price and left it unpermitted.

But the real test of this company's character came with the most recent loan I tried to close with them.First, I thought the loan rate was locked, and it was not.

Being a lender for 10 years, all is that we required from the title company and the lender is that a notarized close was to take place. 

Rentrange uses data from large property management companies just like mine.

Many rural water companies are near capacity.