Just talked to my AC company, and furnace isn't an option since we don't have gas to the property.

You should have masks with you at all times for environmental pollutants when looking at hoarder houses - animal feces, dead animals, asbestos, gas, etc.As for protocol, hoarder houses are not an easy buy because if the resident is still there it's not a money issue, it's an emotional issue.

So as soon as your number leaked out in ONE place, it's out there.

@Dee Mandrekar highly doubtful there's such a big difference between market rent and S8 rent.First off, the GROSS S8 amount includes specific amounts for all utilities - electric, gas, water, trash, etc.We do NOT recommend including utilities in the rent because S8 only pays a certain amount and the owner is then exposed to tenant abuse of utilities. 

**Save money**: With reduced expenses (gas, power, tolls, etc.), we estimate that we will be about to increase our savings from about $600 per month to about $2,000 per month.4.

Moving the lockbox to a less visible place like gas pipes, garage door, etc. 

Since they don't all go up, we do a maintenance inspeciton to ensure there is not a leak or running toilet then we increase rent to compensate.

I have been invested in oil and gas mineral rights making double digit returns hassle free.

We have water and gas to heat water and run stove.

I’m moving out of the house soon and will be living rent-free with my wife at my parents' place in the Bay Area due to some recent life changes.Here’s a breakdown of my situation:Location: Sacramento, CA (4 bed, 2 bath, recently renovated)Current mortgage payment: $3,940/month (including escrow)Mortgage balance: $475,000Current home value: $515,000 - $535,000 (based on comps)Rental estimate: Property management companies are quoting $2,600/month (with fridge/washer/dryer included), but some websites suggest it could go for up to $3,000/month.Planned budget:$540/month for capital expenditures and maintenance$100/month for lawn careTenant to cover utilities (gas, electricity, water)7.5% vacancy rateWe bought the house thinking it would be our forever home, but with our current situation, I’m trying to figure out the best long-term plan.