If you elect to use a VA loan, that typically means you don't plan to put any money down.

First off, the approach that was utilized in the cost segregation study might not be explicitly mentioned within the cost segregation study report.

If you made housing free the same bleeding hearts would be complaining about utilities.

I can pay utilities, insurance, and other holding fees but I won't have enough to pay other cost like listed above.

Unlike conventional loans that typically require a 12 month seasoning period, DSCR loans have no such requirement, making it much easier for investors to scale their portfolios.I’ve included an article below that outlines how DSCR loans can be utilized in BRRRR strategies.Also, I noticed you’re based in Florida, I’m in Tampa.

The tenants pay all utilities including sewer and garbage. 

Typically, if you have a mortgage, the mortgage company will collect taxes and insurance when you pay,  so there is not really any budgeting required for this.

Commercial Revenue Generating properties like office buildings, apartment buildings, retail centers, etc (banks call it "CRE" lending) are typically evaluated from their net operating income, not gross.

What have you been paying for utilities?

My goal, over the next five years, is to utilize real estate in lieu of my current hourly consulting income, by building a portfolio of rentals.