We were expecting much lower, Any recommendations

Here in Metro Atlanta, tenants expect to pay for those expenses directly, so we as landlords do not cover them.The one exception I can think of would be condos, where the monthly fee includes water and sewer, but we don't lease condos (for that reason and a whole bunch of others).

You might tell them what you expect of them and how much of the profit they might make depending on their help beyond money.  

Is that a realistic expectation?

Easier to get in, bigger cash flow numbers, lower taxes, but there is less expectation for appreciation and Newark is more of a B-C area than PA which is an A area in my opinion.

The problem is you don't know what you don't know until you have the property inspected to determine the current condition and life expectancy of all major components and appliances. 

I would expect a full month payment on the 1st and if she moves out early it would be your choice to offer a pro-rated refund.

I've already been looking into IRA custodians and have read pretty much your whole page so expect to hear from me on that soon. 

When doing your analysis you should always calculate taxes based on the expected purchase price.

They simply see the arrow point up on a chart, and expect it to continue in that direction in order to justify a bad investment lacking cash-flow.