Jesse R I wish you were correct.

We do this in volume, but keep in mind we have been able to systemize and do so becuase we have our attorneys format and verify our processes and contracts on an as-needed (proactive)basis, which has been quite often because of the changes in the lending/foreclosure environment.

Making those changes will transform a good deal into a better one.Scenario C:The tenants began to pay their own utilities in December 2008, because the seller installed individual meters (Rent Utility Bill Back System [RUBBS]), and the seller reduced their rents (by roughly $100 per unit).

Make sure the HVAC system and roof are in good condition and can last while you build up your CAPEX reserves. 

I have to have a ventilation system put in (since we removed the window the city requires this) and my electrician wanted me to be in town for that - so thanks for reminding me to call him. :-)

This is a very rough estimate and are handyman prices not GC prices.Central Air $3500 for new A/C unit.Ductwork estimate $800.Paint exterior $1500-1800Landscaping, removing trees,  depends on house but $500-1000Removing tool shed or items from back yard $500Roof estimate about $200 per square  (100SF) of roof. 1200 SF house roof around $7k-$9KSeptic System/ Drain Field $5-$7K or moreWindows can be very expensive and require permits in Fl. about $500-$1000!

You're calculations are post R. 

I read about ratio utility billing systems (RUBS) and curious to hear about personal experiences with this.I am open to company recommendations.

If not, an underwriter will assume you're taking advantage of the system and do what's necessary. 

When I post a property through my brokerage's back end systems, it goes on the MLS (or the Manhattan equivalent), and then that syndicates out to dozens and dozens of other websites, including Zillow, Trulia and Realtor.com.