Another unit then vacated & within 25 days I had it rehabbed & rented for an extra $250/month plus they now pay all their own utilities.

- it's always good to see another investor utilizing this great site!

That is not sustainable.

Also, the utility bill has increased by 200% since the AC was left on and the doors open while the dogs wandered in and out of the home.   

Does the seller pay any utilities for the tenants or bill backs?

I wonder if BP would be interesting in starting a referral tool for agents to utilize since we all use it anyway,  It might be another source of income for the website.  

My timing was off so I now want to get back to my roots, buying and renovating apartment buildings for a sustainable NOI and good Cap rates. 

Check with the local utility co you deal with.

Also looks like your paying utilities too. 

I gave myself a set salary, kept minimum reserves, and let the company start financially sustaining itself.The company cashflowed, property values significantly rose (along with rents), and I recently purchased my third SFH with no mortgage.