I live 2 hours away but our son who lives only an hour away, drove there Sun night to find that some stuff had been moved but there was a ton of stuff all over the outside, lots of stuff still inside and the tenant not present.

Preamble - identifies Lessor (property) and Lessee (laundry vendor) - includes date of execution & lessor description and address, A typical lease will include number of apt. units and identifies number of units with connections (if applicable) - keep in mind that if you have in-unit connections for washes and dryers you present competition for the laundry room resulting in possibly reduced usage and reduced revenue.

You can take an "A" neighborhood asset in most locations and fail the 1% rule but these assets will outperform on a cap rate basis a "C" location asset that "passes" the 1% test  if the analysis is not so narrow minded and includes actual expenses, cap ex and vacancy. 

I'd like to add Indianapolis, Indiana, to the list and share why I believe it presents a compelling opportunity for investors this year, although I assume they are in alignment with some of the reasons to invest in the other midwest markets you mentioned.The entry price for homes in Indianapolis is relatively affordable (at an average sale price of $231k).

No, the vast majority of business's, including service business, start-up's do NOT clear profit day, month, quarter, year 1. 

Charge the tenants a higher rent rate and include utilities with their rent.

Or are they included in the rent?

I think zillow has included these in my 1099 they send me..

So the alternative would be stepping out of my comfort zone and buying in another market where, theoretically I can get the same returns on an already built property including management fees.

Contract Services: Including expenses for trash removal, landscaping, snow removal, etc., what are the average costs per unit, and what conservative estimates should we use?