Also, I’ve heard in Phoenix, tenant can pay utilities.

@Marisa RoweHave tenants responsible for all utility bills especially in sfh.  

You are negative cash flow and that is without any vacancies, repairs, capital improvements and utilities.

This is a very good practice when the landlord is responsible are ALL utilities and the like. 

It's about Utilizing tax planning concepts and changing your facts to make the tax code treasure map work for you.

If the range is the only gas appliance, I'd switch it out as an all electric house is popular with tenants due to not having an additional utility bill.

You did not include anything for utilities, lawn care, pest management, Legal, accounting, and a number of other miscellaneous expenses.  

@Rupert GrantGenerally if you're eligible for a Solo 401k, it makes sense compared to a self-directed IRA for many reasons: Compared to an IRA, Solo 401k contributions limits are roughly ten times higher.There is no custodial requirement for the 401k.You don't need the additional expense and administration of an LLC to have checkbook control.You can borrow up to $50k from the plan; IRAs do not allow participant loansThere is a built in-Roth component whereas IRAs are either traditional or Roth, not both.A spouse can also participate in the same Solo 401k plan.The Solo 401k has additional tax benefits over an IRA when investing into real estate using leverage.The penalties for prohibited transactions are less severe, though it's best not to utilize this benefit :)The one exception I can think of is if your primary goal is to self-directed Roth IRA funds.

Is it based off of features (like having a fully functional kitchen and separate entrance), the share of utilities, intent, or all/none of the above?

A lot of banks have introductory rates for HELOCs that they use as a loss leader for the branch and you can shop around for the lowest rate or any bonuses they have because its the cheapest money you can borrow.Once you have that line of credit, rather than utilizing it as collateral for downpayments on leveraged properties, I would use it to leverage the strength of cash offers on distressed properties ideally to motivated sellers that allow you better access to good deals compared to those with financing contingencies.