Same thing with bank accounts, utilities, etc.

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In my experience like other things you get what you pay for. if you go with the companies that are charging super cheap rates - 5%, $100/month or something like that they don't have enough income to sustain a supportive team to actually help you manage your home. 10% is the going rate it seems in the city and that is where the better companies tend to exist. 

Proposed property were paying 60 grand to unit utilities are paid by landlord  I’m hoping in a year this will net me $6000 a monthWas using voice to text sorry if there’s any grammatical errors. 

I have $100k in cash to utilize to buy a long term rental property.

That rent just isn't sustainable and tenant could be unable to continue to pay...or could look elsewhere due to it being above market.

Include expenses like utilities, HOA fees, and reserves

I hired a GC to manage the build out, but there has been no consensus on who is responsible for the utility payments (Water and Energy). 

Since your friend covers utilities, this offsets some of your cost.

A standalone ADU is almost always going to cost more than doing an addition, so the value added or cash flow increases will have to justify each.I work with a team of investors who will buy SFR homes then build a new ADU on the lot and add a separate drive way and meters for utilities in North Texas.