If that's not possible, then we pay the utility and bill it back to the tenant or we increase their rent and include utility costs in that charge.At a bare minimum, you need to find a way to monitor utility use and put a stop to this before the bills get so big.

They barely meet that my only concern at this point is the fact that he is given no employment, history whatsoever he's listed himself as unemployed but I know he's had jobs, but without that in a documented form, I have concerns

Step 1 is getting your expenses to bare bones, next to nothing cost of living beyond the basics.

Basically, I don't want to just get the bare minimum I need for lender, but.I actually want to get something worthwhile if things go wrong

The current lease rate barely covers the loan in which I will need to refinance out of soon. 

Sure it's saved me from paying hefty capital gains tax wow I was working, but between my two investments I'm now barely keeping up with inflation.

. - New tenet fees - Small toilet leak (should’ve barely changed things)After those bullet points, no explanation for low cashflow. 

If he does a mediocre job and makes $83k as Air DNA projected, he will barely break even, but if he believes in himself and is willing to put the money where his mouth is, he can improve the performance and maybe make $93k or $103k gross. 

From the sounds of it you are probably barely over breaking even on this and would stand better selling and using the proceeds, but that is specific to your market of course whether better properties are available or not.

Sure, people are doing things, but the existing systems are like old bridges barely holding up.