So from my experience in Upstate NY with section 8 as long as it has an over head light, atleast one window that stays up on its own, electrical outlets, heating and smoke alarm and has a door that closes it off it is considered a room. 

Leveled house- exterior paint, fresh landscaping, added privacy fence, interior paint, new windows, new mini split heat pump system, painted kitchen cabinets, new counters and hardware, new bathroom vanities and toilets, expoxied baby blue bathtub and tile surround white.

Could the tenant reasonably claim they thought "all utilities" were just what they were paying (heat?)

We texted a few times and I found out he is coming here for an emergency repair job on the heat exchangers of the cat unit at a local refinery. 

I've done roofs, heating systems, monitored fire alarm systems, unit remodels, etc. 

Take the cost of the home long term add the mortgage, taxes and true repair costs such as upkeep and new roofs , heating and cooling mechanicals etc over the years.

Can you heat that sound?

Schooling in my town is amazing, so there is no issue with that.Transportation to NYC is literally 2 minutes on every corner to the bus, so that isn't an issue.Additionally, I was told that I should stay away from homes with oil tanks for heating because if the oil tank was to leak, the soil would be contaminated and it would cause a big headache and a big whole in my wallet.

Thanks to all who've responded - these are all good thoughts and great advice.The only timeline for completion is that the house is just sitting there and I'm paying taxes on it and will be paying to keep it heated this winter. 

We could examine crime maps and cost per square foot heat maps against typical rent if you would like to become more familiar with this market.Best investing,Donn