Tenants are typically responsible for all utilities (water/sewer/garbage/power/gas) for single family homes. 

Similar apartments nearby are around $2000 a month, but they aren't like ours- ours is a top floor corner unit, hardwood floors, new appliances, overall it's much nicer than other ones, plus utilities are included, unlike other places.

I have most of my experience from the insurance industry abroad, so take my advice with a grain of salt. 

Also if you are coliving with your tenant, make sure you clearly write out what the responsibility of the tenants are (who takes care of the yard, common areas, utilities, etc.)

I have a question in regards to HML and utilizing it to get a triplex under contract using a "cash offer" as the owner is looking for a strong cash offer. 

See https://www.biggerpockets.com/forums/432/topics/21...I also see no utilities, unless they are lumped into garbage.

Think about things like utilities, insurance, interest, taxes, typical consessions (seller paid closing costs for retail buyers), commissions, etc. - those things add up.

After 10+ years in the industry in my market I ventured out and opened my own management company (TruHome Property Solutions). 

This is because you have to furnish and pay utilities that you wouldn't in a standard renting situation.

Here is a real world example:http://www.loopnet.com/for-sale/chicago-il/retail/...and anotherhttp://www.loopnet.com/for-sale/chicago-il/retail/...Cap rates in the Commercial / retail/ industrial world are calculated as follows:Net operating income ( again this will assume no debt ) divided by cap rate = valueTalk to any CCIM Broker and they will verify this formula.