@Tanner GishWe always try to charge tenants for consumables, utilities being the main expense.You can do this through the lease by coming to an agreement of what portion of the utilities they are responsible for and add that to their monthly rent as a separate charge.  

There's ways to do it cheaply, but they are more time consuming..

.- I am employed full time with a six figure income, credit score of 809, zero consumer debt.- Have good equity and cash flow in all of my rentals, $275K in equity in my primary that I've been in for 3 years.My problem is, I can't get a loan!  

In Washington State, the brokers E+O policy does not cover the Consumer Protection Act and this is being very liberally interpreted by the current attorney general.

@Paul TimminsThank you for the wealth of resources I will gladly dive in and consume as much as I can!

Many agents I really do not respect much, or like their attitude or their level of devotion to their business.Here is an article from Inman this am: Key Takeaways The No. 1 threat to the industry is lack of competency seen in people who work in the industry.No. 2: Not all consumers understand the value of using a real estate agents, and the industry isn't great at educating consumers about why agents are valuable.No. 3: Control over listing data.

In short, learn to stop being a consumer: lose your appetite to own stuff, learn to start keeping a wealth-oriented, entrepreneurial mind-set: control stuff, be the beneficiary (NOT the owner!)

This is very time consuming and a bit overwhelming information wise.  

Trying to find people when you are newer to an area is time consuming and tough.

D properties are higher Hands-On management or time-consuming.