We are pretty much debt free except mortgage.

An exception is one "cursed" 3-bdrm upper unit in a duplex which sat empty for 6-months once ... prompting me to gut-it back to the studs and perform an energy efficiency rehab.

The insurance company doesn't want to take any action for that, they just paid the money except the deductible.  

I guess the one MAJOR exception is if you have a Roth SDIRA (is there such a thing?)

No one is going to make money on my property except for me.

Though to be fair, that's everyone except one agent I have. 

to answer your questions....The first property is a 5 unit house with a carriage house in the back. in total theres x4 1bed/1bath units for 750/month i believe they can rent from 850/month. and then theres a 3bed/1bath rented for 1050. and then the carriage house is a 4bed/1.5 bath believed to be able to rent at 1650/month. and yes the supplied information is correct. tenants pay for all utilities except water and sewer. the other is a duplex with x2 1bed/1bath units currently rented for 700/month.

Brandon,You need to watch the laws in your state and county, but basically, you can discriminate with tenants, excepting the items protected by the feds.

So as a landlord, all utility expenses (typically) would be a pass thru to tenants, except water, which is $200/mo - is that value assuming about $50/unit, or is there a way I can identify a value to apply to all deals I run through the BRRRR tool?

I would not worry too much but limit additional animals going forward.I would require an updated pet addendum at ownership transfer listing the current pets are allowed as exception to your standard pet clause.