This includes some professional labor for the roof, siding and electrical(whole house- has some knob and tube, minimal outlets, needs hardwired fire alarms). 

)                           -   Gross Monthly Operating Income              32,642.00 Monthly Operating Expenses Monthly Property Management Fees                   832.00 Repairs and Maintenance                1,000.00 Real Estate Taxes                5,241.00 Rental Property Insurance                1,959.00 Homeowners/Property Association Fees   Replacement Reserve                2,000.00 Utilities                1,291.00  - Water and Sewer    - Gas and Electricity    - Garbage    - Cable, Phone, Internet   Pest Control                   155.00 Accounting and Legal                   150.00 Advertising   Monthly Operating Expenses              12,628.00 Net Operating Income (NOI)   Total Annual Operating Income            391,704.00 Total Annual Operating Expense            151,536.00 Annual Net Operating Income            240,168.00 Capitalization Rate and Valuation   Desired Capitalization Rate 10.00% Property Valuation (Offer Price)         2,401,680.00 Actual Purchase Price         3,100,000.00 Actual Capitalization Rate 7.75% Loan Information   Down Payment            620,000.00 Loan Amount         2,320,000.00 Acquisition Costs and Loan Fees              60,000.00 Length of Mortgage (years)                          30 Annual Interest Rate 4.970% Initial Investment            680,000.00 Monthly Mortgage Payment (PI)              12,411.76 Annual Interest            114,527.10 Annual Principal              34,414.02 Total Annual Debt Service            148,941.12 Cash Flow and ROI   Total Monthly Cash Flow (before taxes)                7,602.24 Total Annual Cash Flow (before taxes)              91,226.88 Cash on Cash Return (ROI) 13.42% The property is being given to me after completing 40 year certification (updated plumbing, electrical, parking, most units are decently remodeled.

I walked around at noon and saw lots of renovations happening, some boarded houses but overall clean and nice neighborhood.I appreciate any feedback!

You're closer to the 600 range as seen belowhttps://fingerlakes.craigslist.org/apa/d/clean-one-bedroom-with-laundry/6668761397.html

The inspections also help keep the tenants in line and lets them know if they need to make improvements as far as cleaning etc.

All in all, I'm projecting approximately $3,000 in rehab per unit ($12,000) plus $6,500 in exterior work plus $5,000 to update the electrical with a $3,000 contingency reserve and a $2,000 management reserve - about $30,000 total.  

And that assumes you're cleaning up the landscape - er, concrete - and all utilities are billed back to tenants, there's no pest control, and no trash expense. 

What part of OH, is the electricity separately metered?

I guess I was thinking that if I did M2M the turnover time/energy/money (locks, cleaning etc.) was just not worth it. 

The house has new double-pane windows, few roof, new furnish, new electrical box with a 175 AMP, and it even came with an EV charger in the garage.