Thanks for the tips, I will be sure to utilize that advice.

I personally utilized a HELOC on my primary residence in Boston and used it to buy my next two real estate deals.

When the PM engages the contractor, the pricing is based on the PM's relationship with the contractor (wholesale pricing); that pricing is then adjusted for the PM's engagement and oversight of the work (what you pay).I don't utilize or offer PM services. 

Question is.... what is the best way to take care of utilities.

@Ty Kashmiry On where to look, I utilized the property manager referrals my agent, Zeke Liston, gave me.

If they owe rent, utilities and for dirty carpet we will go in that order as well. 

I continually find deals but utilized my limit on conventional loans and joint ventured (JV) with family members & friends motivated to invest.

I was planning to utilize an FHA loan to take advantage of the low down payment but I have hear the are more strict with the employment verification.Has anyone had any experience getting loan approval / pre-approval with a similar employment situation?

@Renee Thomas If they say they don't have books, ask them what their expenses are (ex: landscaping, utilities, etc).

The seller is offering $3500/mo rent, plus they pay for all the utilities and yard work.