We ended up measuring everything ourselves (paid Lowes $70 just to see what their pro measuring serve has to offer and it was an absolute garbage as all was inaccurate).

The tenants also took the appliances but I can’t prove they didn’t belong to the house, also left a huge heap of garbage on the sidewalk in front of the house that I had to call to have cleared away but I don’t think I can charge for those things. 

I hope this helps.Down payment - 78750  (25% down)closing cost - 4000total cash investment - 82750tenant pays all utilities (electric, garbage, water)vacancy - 3% - 81management fee - 6% - 162repairs/maintenance - 3% - 81insurance - 80property tax - 450mortgage - 1341total expense - 2195rental income - 2700Cash flow - 505 / MonthCoC = 7.3 %

I usually supply dishwasher, garbage disposal, fridge, and microwave (if it's above stove for ventilation).

I was threatened with fines for a tenant not putting garbage cans out of sight the day after pickup or having a truck parked in the side yard.   

Utilities (under tenant's responsibility - water, gas, electric, sewer, garbage) run on annual average of $300 to $400 pending on AC usage...Let me know if you need additional information.Thanks in advance for the help!

(They pay $695 and the previous owner paid water/garbage to the tune of $3k/year for both units.).  

City of Chicago sent a violation notice for garbage overflowing…As a landlord and former resident of the property, I know the tenants don’t necessarily are responsible for this.

Because of this, most that's left is majority garbage. 

They hold 5% of the rent each month to cover the garbage bill because management companies pay the garbage bill apparently.