You could also consider a clause in the offer, but I don't know what you'll realistically be able to get.Are all of the utilities split and the responsibility of the tenants?

After that they take the lease and set up any utilities in their name.

Property Info:Purchase price: $100,000Estimated Rehab budget: $25,000ARV: $180,000Profit Before Costs: $55,000Extra Fees on the buy side:Closing Costs on the buy of an estimated 3.5% = $3,500No realtor needed for the buy = 0TOTAL: $3,500Hard Money lending detail: 115k loan @ 12.99% for 4 months w/ origin fee & draw fees3.9% Origin fee on loan of 115,000: $4,500 (rounded up)12.99% Interest Rate for 4 months: $5,000 (rounded up)Draw Fees: $1,250Misc Fees (appraisal/commitment/inspection): $1,000TOTAL: $11,750Holding Costs (insurance, utilities, lawncare, taxes): $250/moTOTAL: $2,000Selling Costs: Closing Costs Estimated at 3.5% of ARV: $6,300Buyers Agent Commission of 3%: $5,400Other Misc Expenses: $1,000TOTAL: $12,700Summary+55,000 Profit before fees-   3,500 Closing Costs on the buy- 11,750 HML Costs-   2,000 Holding Costs- 12,700 Selling Costs--------------------------------+  25,050 Profit after all fees are deductedDid I miss anything here?!

High HOA fees are killing the deal and it was confirmed they just include cable no other utilities.

If you talk to the local N.C. beer producers they will give you a huge discount and provide a little write up on the brewer with tasting room location.

You should include management (10%) even if you plan to self manage.Are there any utilities you'll have to cover?

Better cash flow than a single family house but you can still utilize a 30 year residential loan.

I am set up with a real estate agent and receive MLS notifications which come in sparingly, but I want to utilize more tools out there. 

There are a lot of ways to skin the cat, the best outcome for you is knowing all the angles and choosing the most appropriate to YOUR situation.Along the same line of thought, For the HVAC unit, Assuming the tenant is paying the utilities.

Without letting the insurance company know that he will be the one doing my work, I plan to utilize his expertise and know that he won't lead me in the wrong direction.