They have an affordable place to stay and can likely save money, I’m an awesome roommate with A-1 cooking skills who loves to cook AND BAKE for people, and they do not have to worry about the upkeep on the home since it is my responsibility; Mindset growth!) 

I’m guessing your PM is collecting her flat fee regardless of what your occupancy looks like too?

I also like to see a flat cap rate for the projected sale.

You can house hack a condo or single family house and rent out the other rooms or you can purchase a single family home with a granny flat or finally you can buy a 2-4 unit property to live in one unit and rent the other(s).

@Ming IpEverything is relative - Some accountant's charge a small flat fee for the return and expect to charge an hourly rate for answering questions.Some accountant's work on a monthly billing model where aslong as you pay the monthly fee, your return will be filed and you can ask unlimited questions.You get what you pay for at the end of the day.

Here is what I ended up doing: Pet fee $200 per dog, $100 per cat.Pet deposit $500 flat for up to two pets.Larger dogs (150 lbs and up) required a larger deposit.  

I recently inherited three tenants in a 3-flat in Berwyn, IL.

I had a similar problem with a two flat in Evanston.

Literally tens of thousands of very similar duplexes were built in Cleveland and the inner-ring suburbs the two decades preceding the Great Depression, typically with two full-floor flats of nearly identical layouts on the first and second floors.

As far as the utilities are concerned just bake them into the rent.