@Roney Nakhoul as an agent here in Chicago, I have listed quite a few mixed use properties, and the trick here is that most of them are a mix of income and utility for the owner operator.

I should be able to live for free/ make a little bit extra on the side to pay for my utilities.

For example, if I am looking at a property valued at 500k and am using the 1% rule as a quick screening utility, how would I know how much that property could rent for?

Make sure you get a tenant estoppel from the tenant ( this clarifies who pays what utilities) and you can create a lease with the tenant prior to closing just to get something on paper, if the other side isn't interested in doing this I would be weary of moving forward.

Hopefully, you can see if they are financial occupants vs physical occupants (non-payers), the turn over expenses, the maintenance the building requires based on the mechanicals, who is paying the utilities, etc. 

Renting to market: $1250Tax $89.00 Insurance $136.00 Utilities $- HOA $58.00 Lawn $- Vacancy $100.00 Repair $50.00 CapEx $100.00 Property Manager $125.00 PMI $- Mortgage $588.00  Total Expense $1,146.00  Cash Flow $4.00 Annual CF $48.00 NOI $7,104.00 COC ROI0.12% Cap Rate5.07%My estimation.

Best thing to do is call the utility company and make sure they are in your name and ask them if they can transfer the balance from the date of move-in to your account. 

Utilizing credit as you apply for a mortgage sounds like trouble.With your cash you will still have the Heloc for liquidity. 

@David Johnson I am in Broward also and was searching for months for local branches to utilize for a HELOC.

New flooring, cabinets, tops, appliances, furniture & finishes, added washer dryer, new utility service, tile drain, paver sidewalk, and more!