@Chris Collins  Tenants usually pay all utilities. 

However, if you intend to work with a hard money lender or utilize a short-term loan product, you're on the clock for repayment, which can be stressful if things go sideways. 

This way you can utilize the leverage if you plan to scale up in the future.

I have a ton of customers in CA that have purchased in all over Middletown, OH.

for HML  or lending your own money when your based in NV.. if your doing 1 to 4 units then yes you need state license and NMLS AND Brick and Mortar that's why you don't see a ton of HML set up in NV at least legally.

I learned a ton of valuable info from my first rental and it gave me even more confidence to turn things up. 

@Kyle Atans  for me for the younger investors or starter investors is  at least use that 100 or 200 a month positive to paydown debt at an accelerated rate it will save them a ton in the long run and if they can get them paid off in 10 to 15 years that's a good thing.. its not like saving 1200 a year is going to materially affect their ability to buy unit number two and if its that tight not sure owning rentals is that great of investment anyway.

Most likely raising funds from passive investors would utilize a Reg D 506 b or c safe harbor exemption from registration.  

On utilities, I bought a foreclosure in NJ and found out it was not attached to Town sewer and I actually had to extend the main line up to my property then put the lateral in and abandon an old cesspool.  

Tenant handles all utilities and lawncare.