Additionally, the beach is still within reach...just a short 1 hour flight or 6 hour drive.  

States Can Still Require Additional FilingsEven though 506(b) offerings are exempt from state registration, individual states can still require notice filings and fees.

If the water bill is $100 a month, increase the price by 20% (or whatever you decide is fair) to compensate you for the time required to split and bill and to cover additional use when tenants squander the utility.

One rental(two units) just finishing renovations and spent 15-20k of my own money so saving will be easier soon instead of loading my credit card then paying it all off every month.

Additionally, you can still find properties for 120-180k that will positive cash flow and hit the 1% rule.

Next Step: With with sparkies quote, I'd get that quote over to sellers and with an amendment all written up ready for there signing giving me a credit at closing for exactly that amount. 

Also no credit reporting, so I signed up for Landlord Credit Bureau at my expense.Hope this helps, for now I’ll be staying with Hemlane.

You're also able to work with the utility company to install an additional meter.

Use gap funding (credit lines, partners) for the down payment.

You need to build your credit.