Otherwise, if you have an idea how much the electric is going to be for the whole year, adjust the rent accordingly, meaning average the cost over the 12 months and make sure your rent incorporates that.

New to the real estate profession cash flow is not what it used to be when I was in corporate America.

Almost certainly illegal in every incorporated city around Atlanta. 

It's pretty easy to do yourself or you can pay an incorporator to do it more cheaply than an attorney.

Wanted to get some advice on how to do it.Do I need to incorporate it in IL or in CA.

Note that UDFI-a type of tax-applies to IRAs that incorporate debt financing for investing in real estate.

Most personal insurance companies max out on rentals before 7, so if you continue to grow, you will need to incorporate a commercial policy one way or another.Lastely, It is possible your current agent does not have access to additional commercial options that could be more competitive on the pricing. 

@Lakshay Groveras a real estate agent you are in business for yourself (either incorporated or sole proprietor) so education costs can be treated as expenses; MLS access is not free you will need to be sponsored by a broker and you will have to pay annual fees to join your local realtor association, local MLS, etc.

Looking to break out of a dead end job in corporate America which is what brought me to Brandon Turners website "realestateinyourtwenties" on a random Google search for something work related one day and here I am working towards a dream.

This is where the moral fiber of the sponsor is crucial.