Short answer - if it were me I would self manage and I would have tenants cover utilities. 

I'd love to pick your brain :) 

The lending is not nearly as "creative" as it was 10 years ago but the buying frenzy is picking up speed. 

Put utilities in your name, open a Best Buy credit card, and pay on time.

I've already spoke to many people at the utility company, AMD they are saying this is justifiable and right. my question is, is this the norm, should I just suck it up?

Good post, Rob.I am happy to shed some light on the subject as well if you have any questions regarding the funds or if anyone may be interested in utilizing them.

A bad realtor won't even pick up a bar tab let alone a phone. 

Annual numbers are:Built in 1984 - Seems to be a B class complexPotential rental income $900K-$1M gross6% vacancy ($60K), $20K addition income from vending/laundry - no other amenities, $65K taxes, 5% ($50K) Capex, $28K Insurance, $16K contract services, $90K payroll/staffing, $150K repairs/maint, $6k utilities (tenants pay their own), $10K accounting/legal, $5k advertising/marketing, $100K (10%) PM (is that redundant with staffing?)

So things that are red flag for me may be fine for someone more aggressive.1) Portfolio matching: (takes 30 seconds per deal)a) Have an educated opinion on where you think we are in the real estate cycles (financial and physical market cycles)b) Then only then pick the strategies, capital stack, and specialized asset subclasses that make sense for that opinion.

Utilities in their name, occupancy permit, background check and full payment of all monies due before the keys are released.You lease should say something about what is due and payable at move in.