I'm getting 850/room + 1/3 of utilities per person.

Performing energy efficiency retrofits of our properties is core to our operating principals, so we try to utilize these programs when available (even if the program is more show than substance).

@Jamison Haussman Welcome to BP it's a great site to learn more about RE investing.If you are moving overseas in 1 month you can't really utilize your VA home loan guarantee if you need to occupy it within 90-days.Would you be considering buying a rental near your mom's house or another location?

My utility bill has been high and a while ago i went under my house and the duct system had holes and tears all over..

I don't want to outsource to a PM company until I have to and I've heard of everything from utilizing handyman services on a retainer to giving the tenant a list of recommended service companies...how do YOU do it?

If your intention is to simply use it for a single property and never utilize a partner and never bring in another member to the LLC then an operating agreement may not be critical.  

I let them know that I will likely have some questions on their numbers but after I do an initial analysis, if the deal still looks attractive I would request to view a few of the units in the property and do a general walk through of the exterior, utility areas and common areas.

Your utilities number looks low - $200/month for cable, wifi, heat, electric, water???

Also, for someone like you it might be good to try to utilize your ability to get a VA loan and put no money down to be able to free up capital.  

For example, the property may have only one meter for utilities like gas and electric.