If the numbers are accurate, no renter is going to pay more than $1,500 for this unit whether you pay the utilities or they do.In completing your research on rent prices in an areas you have to consider units that the tenant pays utilities and the landlord pays. 

Welcome @Andrew Lapham.The next Erie meetup is April 5th.https://www.biggerpockets.com/forums/521/topics/422147-erie-gathering-of-badass-real-estate-investors-4-5-17-6pm

About your situation:I've heard the below statement a million different ways I'll try to paraphrase it accurately.

@Jon Minerick is accurate in his points.

Understanding and acknowledging that is part of having a broad and accurate view of where we are at today.

My thoughts are to gather information from investors on their wants, needs, roadblocks etc and offer a solution that is simple and addresses those needs as possible. 

Like you, I'm here to gather up some knowledge, talk to some folks, and see what I can conjure up.

With this info you can get an accurate number for Capex.  

Conversely, I realize that not all contributors on BP are totally accurate either.  

If your area is a heavy rental market on the MLS, an agent can pull more accurate comps for you of what has actually rented.