The ARV is pegged at $1,200,000 supported by nearby comps.I'm currently underwriting a 4bd 5ba luxury home that is approximately 3,000 sf in a Southern California affluent inland neighborhood in Los Angeles County.

Some areas won't let the tenant have certain utilities in their names.Kelly

Many around here would tell you to figure about 10% of additional expenses from your gross revenue, although your current rates and what other utilities you have to cover obviously make situations variable. 

New property to be managed professionally.Learn as much as possible about the real estate industry to determine where my short term and long term niche lie and to enable utilizing my strengths to add value in partnerships.My questions to the community:I prefer to invest in the greater Seattle or Washington / Oregon area.

In addition to being new investors, we’re moving to a new state, so I’m not familiar with insurance costs, utility costs, etc. in this market.

Utilities are less of a concern because you should let your tenants pay if units are individually metered or use a chargeback system if they are not individually metered.  

The modified IRR and Net Present Values are alternative evaluation tools to utilize when this occurs.

If you want to sell luxury homes,  kw is the place.  

This is when skip tracing services can be utilized. 

Both of them were run through a mortgage broker I utilize down here in Raleigh.