If you are struggling to figure it out and you aren't working with a realtor, maybe consider asking a realtor if they will help you figure out the ARV for a flat fee of $50-$100. 

There is zero confusion on my end.The way a typical SF lease initially works is a group of friends collectively apply to a flat, the owner approves them, signs a lease, etc. just like anywhere.

But as you pointed out, I'm looking at a longer investment horizon, so I'm okay with that.My main argument is that it's flatly wrong to look at appreciation as a bonus.

A wholesaler that thinks they don't need to share the contract or that the end-buyer wouldn't want to review it, is a flat out shaddy idiot. 

If this is a consistent problem, consider putting utilities in your own name and adding a flat premium to the rent to cover utility costs that you pay.

Eventually we settled on $100/mon/unit flat fee on $1000 units that we'll increase to $12-1300 shortly.

I evicted non-paying tenants in March right before COVID.I moved their belongings (obvious crap, like 20 yo sofa or non-flat screen TVs) to the local storage (spent over $1200 to do that and notified former tenants properly) and started to rehab the house (spent $15k up to date!).

I was under the impression that taking 10% of the monthly gross rent would account for those capex items, but it sounds like what you're suggesting is to itemize them individually in addition to a flat 10%? 

Agree, leave rent flat. 

Either flat out tell them to move out (when contract is over or violated), or if they are only just super annoying, raise rent to the point where their frustration is compensated by the extra rent you are charging.And if they can get "way more" rent, none of my comment above matters, they should charge way more rent because thats the market rate.