@Tak Ogihara you are paying utilities that are normally paid by tenants if it a single family house.

Here is the catch: 12k owed in utilities/taxes AND the owner (executor) wants 5k on the side for giving me the the deal because this is an estate sale (reverse mortgage). 

We will be utilizing Airbnb, VRBO, etc. and I know they have forms the tenant signs but I would like to have an additional release especially for the pool area, peddle bike, kayak use, etc. 

I utilized a 1031 for the down payment for a purchase price of $425000.Current Loan: $295,000, 7 year term on a 20 year amortization, 4.49%, no prepayment penalty NOI:$32,556, we only need $26,400 for a $200 a door on an 11 unit property. 

Things to consider are size/condition of the apartments, what utilities are includes, location, etc.

Question regarding how to best utilize a piece of property.  30 acre tract which is situated along a state highway in TN and is currently being farmed.  

Why is the utility cost so high?

As Marc already pointed you, the departing tenant is responsible for rent, utilities, and any other expenses during the period of vacancy.

I would still recommend taking on some debt to utilize leverage and make that income even higher in 20 years.

You can utilize rentometer, BPinsight, craiglist and facebook marketplace to get a gauge for rent, put it into the BP calculator along with maintenance, capex, vacancy, and property management (b/c the ultimate goal is for this to be a passive investment) and see if its profitable.