It needed some work but it was fully rented and put a few hundred dollars in my pocket after expenses every month.

So, unless all lease singers file for bankruptcy, they can’t stay for three to five months without paying rent, right?

And we're talking sales MONTHS old.

I’m selling my townhouse in Centreville Virginia with renters in it for another 14 months.

Introducing myself here; I am a former biotech scientist turned to real estate professional.

.: I have a main company, that owns a bunch of LLCs, each LLC holds a single real estate asset. 1 of the LLC also acts as a management company for the entire portfolio.Now it creates a problems that with each LLC, I need to file a tax return each year. and so far I am doing them by excel copying numbers from bank statement, which is a nightmare.Quickbook online charges $24 each month in Canada, which really adds up with the number of holding LLCs. and I don't feel like what I require from it justify the cost.

This means you must live in the home for more than six months out of the year."

My suggestion would be to cap your utilities at a certain amount and have Tenants pay anything over that amount.That will help you manage your expenses, and also allow Tenants to gage their usage each month, and make adjustments if they don't want to go over the allotted amount.As far as collection, provide the bill showing any overages and just have them pay for it along with their rent. 

I’m considering offering the seller 85K, the realtor 12k and then put in around 35K to get both up and down units rent ready(might be able to do it cheaper, especially since it’s likely a rental).

Hey @Rob Cassagne, I have found AirDNA to be pretty optimistic.I will say it is going to depend on the area.