In Ontario (Ottawa) people with student rentals, do you include all utilities (heat / hydro / water) in the cost for students, or do the students pay the utilities on their own (split the costs between them)?

You simply have to know what you are doing, which means knowing your values and any potential additional liens you may inherit....code violations, past hoa dues, unpaid utility bills, etc.  

This will give you a good opportunity to find a bank that also offers portfolio loans so that you can utilize that in the future. 

What I would recommend is to utilize an online application or paper application so that the tenant doesn't have to pay an application fee just to submit the application to you.  

Expense %s can be regional so check out what typical for your area.  

Typically something like $70K purchase price, $10K down, 6% interest rate, 20 year ammortization, 10 year balloon.  

I also get a decent number of leads in the northwest and western suburbs that don't make sense for the typical fix & flip buyer but might make a lot of sense for a buy & hold investor.  

Is this typical for small local banks?

But keep in mind, banks typically work with you if you come into hard times and miss a payment. 

Typically, companies don't just give out the contact information of their clients, so it seems out of the ordinary for a place like that to do this.