& Passive - rental property (this list is in by no means all inclusive) Most investors likely have a mix of both of these going, but because it sounds like you are looking for a replacement to your job, then the active income is what you will need to get going.  

My question is, has anyone done a all inclusive rental.

We were the first and only 'all inclusive' Property Management firm in the area.

Our service is all-inclusive.  

In no particular order:Location to long time friends, family, schools, jobsTies to social groups (church, fraternal organizations)stable existing rentsa known cost of livingpleasant amenities (some times hard to find, eg private garage).all inclusive rents ( rent + all utilities)

@Clifton Coffman, the answer SHOULD be simple: Work out what YOU are willing to pay for the property, and then make sure that your offer states - INCLUSIVE of all commissions/fees.

Do you have insurance and is that insurance inclusive for a vacant property?

Around here cash buyers want to get the property for 65 cents on the dollar inclusive of repairs, if you are getting them like that you should have no problem getting paid on them. 

A home with these cool features. http://www.lasvegasfinehomes.com/las-vegas-luxury-homes-blog/8-extraordinary-luxury-home-inclusions-that-will-set-you-in-awe

Bottom line, your underwriting should be inclusive of these fees.