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Have you utilized the BP calculator on here?

Have you actually price checked it with the utility service or an electrician?

After you factor in taxes, property management (if needed), repairs, vacancies, utilities, whatever is leftover is yours to keep.

I’m looking into a 6 family in NJ that is on the market for 550k...the gross annual rents are $83,400...taxes are $14,489...insurance is $2,600...utilities about $2,000...repairs and maintenance about $5,000.

@Jon Dorsey - You will definitely still be profitable at $2M albeit less than you may want.Are the utilities public or private?

Most have money coming in on the first and few expenses(mortgage payment, utilities, possible repairs, possibly property management fees going out). 

You are talking about a "utility house" which is different than an actual house. 

We generally like to keep our tenants happy and care about the environment so we didn't think twice about saying yes, even though all utilities are included in the rent.

Also, utilities.