You typically need to be in the $400-450k range to see those rents.

typically with seller finance there would be some period of monthly payments and then a balloon where you pay off the balance in full. 

Renegotiating some utility contracts (garbage and removing some on site office paid internet/phone bills) 5.

Typically in my experience EVERYONE is happy to help.

Tenants may not occupy residence without utility service except during brief interruptions beyond your control.

I log into the accounts but guests typically just log out and use their own. 

It's a primarily a utility asset, and secondarily a store of value against currency. 

So - with something like that in place, I would tell you that a property manager is highly overrated (perhaps the better way of saying it is "over-paid") for the amount of work that is typically needed in a month.

I've got a property under contractPurchase price $78K out the door (I have cash to close) Intent: build on the property which already has a functioning well, septic, and needs PGE installed Total buildout on the property utilities: $128K including the original land purchase price.

I borrowed $110K from a private lender for the purchase and self funded the repair of the offices. 3 months later, I rented 6,000 sq.ft. of office space to a corporation for $21,000/month + utilities for 5 years with another 5 year option.