It’s been bumpy with positive income. lots of expenses,  220 w batteryinstalled, utilities , gardener,  Water heater etc and cohost is eating up positive.

This is limiting my options.I have never utilized the multifamily lending products offered by Fannie, Freddie, etc., so I would be interested to a) hear other BP members' lender recommendations for this sized property and also b) other members' experiences working with Fannie, Freddie, etc.  

Many investors that I have worked with utilize quitclaim deeds or other ways to transfer ownership after the fact, but like David said you need to make sure it will not jeopardize any financing, etc.

Utilize any hospitals and insurance companies that are willing to take your call.

Biggest lesson here for everyone is NOT to include utilities EVER!!!!!

A miscalculation can eat up your profits fast.Speed is Key – The longer you hold the property, the more you pay in interest, taxes, and utilities.

Site Utility Plan.12. strome water management plan.13.

Also, you'll want to look at value add opportunities with utility optimization, either a reno project to pass utilities on to tenants or some kind of billing system.

We utilize Buildium which seems to pretty organized and easy for our tenants pay their rent through. 

The city also confirms if the utilities have capacity which they do.Its a simple case of NIMBYs having a huge voice in this jurisdiction. you are doing everything right. just file a couple lawsuits get a good lawyer and keep going.