Utilities will fluctuate also based on occupancy, pool/spa on timer, owner-controlled thermostats, is garage a/c, if its only 4 beds it could be single-story, how old is the home (energy-efficient windows), how many square feet, how old is the a/c and is it the correct tonnage for the property etc....When purchasing these, that information should be readily available via the seller or property manager.

Also, I was intending on house Hacking to reduce my current housing expense. 

That further reduced the total cost of my monthly payment by saving on income tax each year.

Starting out, I think we would manage the properties ourselves to reduce expenses. 

@Zachary Hadjah First: congrats on your entrepreneurial energy and realizing the power of passive income to create wealth at such a young age!

If you purpose of moving into the LLC prior to selling is some idea that your tax exposure will be reduced, you are incorrect. an LLC is a pass through entity and it is not a tax shelter for your sale.

The problem between 2001 and the 2012 code was the changes made to Washington State Energy Code.

Reducing commissions doesn't always net more money for you.   

Banks like to reduce the risk as much as possible.

The down payment may be larger, but that reduces the amount of the principle and interest anyway.