You cannot use rental income above your mortgage payment to help qualify for a larger mortgage, but you can utilize 100% of the lease income to offset so that should help you qualify for more of a mortgage. 

Further, how can you enforce collections if you're not a utility?

I appreciate the input Danielle ...I see some of these virtual mailbox companies have an app and you can see what mail has been received on the app, while others allow mail forwarding ... are you utilizing any of this or just using the physical address for your LLC paperwork to be delivered?   

I didn't, and the people at Eagle Rock, who approved permits and necessary utility connections, were not very cooperative, which made the process more stressful than it had to be.I've seen lots listed on Zillow and the Aggressive Real Estate web site. 

I’m trying to utilize 1% rule and it’s tough with current market 

Quote from @Pat Arneson:Usually, the city website has all the utility companies for the city that you should be contacting.

What are the average utility costs, and who typically pays them (tenant/owner)?

We don't have that guideline for cash-outs, we just utilize the 1007. 

Validate planning zoning requirements and access to utilities.

If you have zero vacancies, zero tenant damage, make sure utilities (especially heat) stay on every winter even if the tenant doesn’t pay.