Purchase price: $425,000 Cash invested: $100,000 This is a 6 bedroom, 5 bathroom, 10 acre farm with a barn, pool, hot tub, 1 acre stocked pond, and utility building.

Check utilities if they transfer with the property. 

I keep it simple, so the tenant pays all utilities and property upkeep (lawn care).

And the local utility company won't do things like energize  new panel box or turn on a new HVAC system without seeing the approved permit. 

There are single utilities, which have pro's and con's.

Hey Paul, I am not sure what software you utilize for managing your properties yourself but I would recommend checking Avail out, they will tailor a lease to your state and the laws in your state and provide a guide to the laws of your state.

Thus allowing me to utilize 1031 exchange.

My architect and I sent them over assembly bill No 811 on ADUs and mentioned that the looks to be in violation of the bill quoting the following:"Accessory dwelling units shall not be considered by a local agency, special district, or water corporation to bea new residential use for purposes of calculating connection fees or capacity charges for utilities, including waterand sewer service, unless the accessory dwelling unit was constructed with a new single-family dwelling"They responded saying that this didn't apply to the ADU and quoted the following"(B) For an accessory dwelling unit that is not described in subparagraph (A) of paragraph (1) of subdivision (e), alocal agency, special district, or water corporation may require a new or separate utility connection directlybetween the accessory dwelling unit and the utility.

My long term goals are to utilize the BRRRR method to build my portfolio out of state (Arizona is currently a bit too hot, pun intended), and eventually move into larger deals. 

However, only the fixed ones allow you to benefit from solving the underlying problem.If you have all your residents on a fixed utility bill and then you spend the money to stop the leaks, then you benefit from solving the problem.