For your title issue, there are two title agencies I've had good experience with from an investor's perspective.Erica Weichel, with http://www.mycoordinatorllc.com/Jason Seaver, with http://www.seavertitle.com/Please bear in mind that we are currently getting slammed with snow and cold to the extent that most schools and many businesses will be closed Monday (over a foot of snow, and Monday's low here is supposed to be -12F).

I do not see any utility costs (electrical, water & sewer, gas, etc) or landscaping/snow removal.  

but don't forget about maintenance, PM'S do not usually do that in contract, they usually charge you for that ( lawn care, snow removal ), what about leasing fees or advertising fee ?

Same as a car a boat or a snow machine.

Your business probably does pretty well here since there are a lot of snow birds. lol.

How often has snow cover on the roof prevented effective evaluation of roof condition?  

Current physician uses the office only 2 days a week, has 4+ years left on the lease and pays $3300/month plus utilities and 50% of snow removal/landscaping.  

I was born and raised in AZ , you have Cali next door, you have Rocky point just 4 hours south (Mexico)  you have Las Vegas and you get no Snow and no matter how hot it gets I wouldn't want to live anywhere else.Get into the real estate business if you know how to move your pieces you will become rich.Good luck and congrats.

Also, are you looking at the extra expenses such as grass/snow removal?

It’s astounding what a year of no snow and super pleasant winters can do to your mind :)My background is in corporate finance – complex financial modeling, valuation and strategic planning i.e. good at all things analytical and do that for a living.