Electric and running water? 

Trying to do as much as I can without calling a contractor.

Being in and out of houses all day, every day give you insight on market conditions and allows you to take a pretty solid guess at ARV before you even run the numbers.We still suffer some of the regular problems though - like finding contractors who will show up on time and stay on budget.I have contacted about a half dozen paving contractors to look at a job at my home.  4 never returned the calls, two showed up and promised estimates. 

If its an older building I purchase, I tend to walk through the property with my contractor to get an idea of the life left of each of the cap ex expenses, and I actually factor the cost into the estimated repair section when analyzing a deal.

Tenant is paying all utilities - water, gas, electric, garbage - and keeps up the yard.

In the summer a tenant can draw $100-200 in electricity before the landlord finds out, so that 5 minutes is worth the hassle.  

compensation: Box Rate employment type: contractTimberlake Cabinetry, A Division of American Woodmark, is seeking qualified cabinet installation contractors in the Central PA/NJ/Philadelphia area for new home construction.Competitive Pay.Some service/punch out work required.Must be able to complete up to 25 cabinets, trim & accessories in 1 day.Must have general liability, workers comp and auto insurance meeting minimum requirements.Must be able to pass a background check(no felons).shoot me a message or forward along to anyone you might know.

There is a housing shortage in the city and rents for this are going for $900.Manufactured Home 2bd / 1 bath Current: $17k cashARV: $25,000Rehab: $3,160 Space rent: $515Rent: $900Tenant pays water, electricity, internet, etcIt feels like a good buy and hold strategy because rental are in such high demand in the area. 

Liens by 3rd party (contractors, etc.) are not of a concern!

The biggest key is getting either a contractor or flipper in your area who has done it in the past.