Here's the revised deal:Purchase Price: $340,000Down payment: $68,000Closing Costs: 5% $13,600Square footage: ~2500Bed/bath per unit: 3/2 for bothCurrent rent: $1375 and $1300 but we would raise them both to $1500 each over 2 yearsMonthly taxes and insurance: $525Estimated monthly mortgage payments on $272,000 30 year loan (80% LTV) with a 4% interest rate (which he is confident about): $1300Estimated monthly maintenance costs: 5% of gross rents ($150)Capex: 3% of GR ($90)Vacancy cost: 5% of GR ($150)Management fee: 2% ($60) (he will manage it himself for 5-7 years when he sells it)Garbage/heat: $0lawn care: $100Misc expenses: $75Total monthly expenses: $2450Monthly cash flow before rent raise: $225Cash on Cash return before rent raise: 3.3%Cash flow after rent raise: $550Cash on Cash return after rent raise: 8.1%We've only alotted 3% for capex because he plans on selling it now in 5-7 years.

I then talked to the WM residential division to get cart service and there is a city ordinance that the only hauler who can furnish garbage cans in city limits is the city of OKC.  

If I make the tenants pay for water and garbage my numbers work on many.

Here are my expense numbers (all monthly) Rentees pay utilities.1) PITI - 4832) Insurance - 1203) Water and Sewer - 2204) Repairs - 2205) Mowing - 256) Vacancy and Capex - 220 (110 each)7) Garbage - 568) Management - 2209) Taxes - 81The rent is expected to be 550 per door or 2200 all in.

Nor does it include the water, sewage, and garbage fees.

Homes next to garbage dumps are zestimated the same as homes next to downtowns. 

I would be happy to connect you with a lender so you can review what the best options would be for your personal situation.High level example of a recent duplex I just purchased to house hack in the twin cities: Acquisition Cost:Purchase Price: $475,000Down Payment: $16,625Estimated Monthly Cashflow when moved out:Rental Income (when both sounds are rented): $4600Mortgage + Insurance + Taxes: $3,600 Utilities (Garbage + Water): $100Cap Ex: $150Repairs & Maintenance: $150Monthly Cash flow: $600Annual ROI: 43% There are not many other investments in the current state of the market where you can produce a 43% return in addition to the equity you will gain by having tenants pay down your mortgage amount!

What's the best way to find expense cost like utilities/electricity/garbage?

I would expect to see at least garbage and water/sewer on there otherwise.5) I'm getting picky with this one: If you're rate is really 7.3%, great.

My calculated mortgage cost would be around $1,217 a month, with other expenses like property management, garbage, etc.