Estimate utilities and figure out who pays them (separate meters, landlord paid, etc)5.

If you see utilities increasing, is there a way that you can push this on to the tenant?

Be prepared to show a lease, some utility bill, or credit card statement showing you live somewhere else.

Now I've got a property under contract:$78K purchase$35K in development of utilities.$24K in soft costs (permits impact fees etc)$200K (or less) buildout of the house (size tbd on after-build-appraisal) Likely going with 2/2 A frame 1000 sf.

WHAT ARE THE DIFFERENT METHODOLOGIES UTILIZED IN A COST SEGREGATION STUDY?

The reality is that the Gross S8 Rent amount on an S8 voucher includes all utilities.

So invest in some kind of real estate like apartments that need heavy lift and get the bonus.Otherwise life settlement partnerships can also give you big deduction year 1. 

Particularly, since you're on a forum heavy selling your practice or "model". 

The best thing to do here is utilize what's called a DSCR loan.

Tax savings are amazing and I have utilized cost segs myself, but you also have an opportunity to make an amazing return on your money in the Tampa Bay market.