Typically, the documents included are: Annual Financials, Articles of Incorporation, Budget, Bylaws, CC&Rs, Insurance Declaration Page, Regular Meeting Minutes, Resale Certificate/Demand, Reserve Report, Rules and Regulations.

What utilities are typical for a landlord to pay vs. tenant? 

You can form your own LLC in WY for $100 and it takes about 10 minutes. 

Don’t just look five minutes from your house.

We plan to have at least  five more doors before he turns 62 in 2022.  

(he wound up calling me, I answered immediately and guided him to the cabin door in a 2-minute phone call)

Those above formulas, holding all other things equal, would value a park with city utilities and private utilities very close in price when that obviously isn't the case.

Offer: 550k w/ 55k downClosing cost estimate: 15kFinancing: 4.5%, 20 yr amortization  Gross Monthly Rent: $9975Yearly Vacancy at 15%: $17955Mortgage paydown: $31312017 Property Tax: $9000Yearly Management: $9576Insurance: $3000 (really unsure of this number)Utilities: $12000 per year (also very unsure of this number, I estimated high)NOI: $5,342 per monthCashflow: $2,100 per month

As we've grown to 120 units we continually struggle with managing the utilities for our rental units. 

Utilities are generally public and you can call them to get averages, taxes are public as well and can be pulled either from a assessor website or at their office, insurance companies can give you cash value and replacement value quotes by giving them an address, general rule for running calculations for vacancy is 5-10% of gross income, I have seen maintenance expenses all over the map (anywhere from $300-750 or a % of the rent - those vary depending on the number of doors in the deal as well as how much deferred maintenance has to be dealt with or how much rehab you are going to do to negate the deferred maintenance), contracted services, call a few landscapers and get quotes and use those for your analysis.