Two things you need to ask about is the percentage of leverage the REIT utilizes and what other successful offerings the company has produced in the past. 

Here is what sticks out to meproperty taxes seem very low, try and verify on assessors website.always assume there are some repairs, even if its just cleaning carpet and mending a few drywall errors.i try and add in at least 1k-ishverify interest ratesmy local area is climbing to almost 4.5 and 5%closing costs as wellunless you have records of utility's guess higher then you would normallyHope this helps i cant really say more without knowing more.

As has been said, you past the cost on to the consumer, and raise the rent rate (while advertising that these utilities are included in the rent). 

But since I am currently living here I get the savings on utilities so that is worth it to me.

It would be so ideal if each partner can utilize what they are good at to build a path to success together! 

The HUD FSM(Field Service Manager) does an inspection without the utilities on. 

Also, if there is already a large spread between returns on your existing portfolio versus other properties in the same market, then it begs the question of whether your existing properties are being under-utilized somehow. 

Also, I have to pay for normal utilities that he would normally cover for another tenant like water and sewer which also reduced the monthly rent.

Utilizing my data to provide me with the best odds of reaching a potential seller is only half of the equation.

All the things associated with running and maintaining a rental are the responsibility of the property manager, i.e. maintenance, placing tenants, collecting rents, paying utilities.