@Leo Kotschenreuther yea, I having seen older posts saying the Bay Area market is cooling down, but it’s still growing.

Water, for instance, I pay about $175/month to $225/month in NYC, and yet for a SFR in a neighboring town, in Nassau county, they charge $50 - $60 for a 3 month period, or $20/month.

We may turn our primary into a rental and house hack a duplex within the next year (my wife came to agreement with me that this is cool as long as the dogs have a yard)Thanks Thomas.

Average it out over 12 months and increase the rent plus 10% as "utilities included".It is preferred to spend the money to split the utilities and add second meters (hydro, water, gas) to be able to put utilities in the tenants names.

Water, garbage and heat paid by landlord, with steam heat.

The norm in the area for multifamily units is for tenants to pay all utilities except water.

However, if this is an indication of how you are thinking of conducting business, you may be spending that money from jail.I'm not trying to blast you out of the water. 

I don't see any water damage in or around the backyard area but I didn't want to find myself in a bad position if an investment property like this is not a good idea?

@Conrad ScovilleReally cool idea I feel like you’re tapping into a market of the future for sure.

I figure 8%, but this is market dependent.Taxes are $93/month, according to Zillow.You've left out Insurance.You should also include Management (10%), even if you plan to self-manage in the begining.Will you be responsible for water/sewer?