The $1500 operating expenses are things like taxes, insurance, management (even if you do it yourself), maintenance, advertising, office expenses, utilities (even if only during vacancies), legal fees, evictions, damage done by tenants in excess of the security deposit, etc, etc, etc.

We are also concious of energy and try to keep our utility bills to a minimum (shutting off lights, keeping heat down, etc.,).

I am big fan of a barbell strategy in times like this. 80 to 90 percent of your money in something safe that produces income, the rest in the most leveraged, speculative investment.

I'm only looking at deals that produce $150-$1,000 mo. positive cash flow

Utilize the back to further explain what you do, and how you can help people.

What I cannot account for is the utilities.

No one would know until the payoff statement was produced.

Utilities now covered by the tenant and that allows them a few moving days without having to rent both places.

I feel buy utilizing this forum, costly mistakes can be mitigated.

Currently we pay $1180 a month to rent out a 1140 square foot town home and about $1536.00 after utilities.