Not fun.Then there was the one REO where the electric was on while the bank owned it; that is quite the oddity in that area.

The electrical switches looked current and there is a AC unit in there. 

As long as you aren't doing electrical work and plumbing, which have code requirements you should be good to go!

We're a year in on it now and I've had to replace the electrical panel (thanks insurance company) and had a small flood which required about $500 of new flooring.  

Electrical work- install about a half dozen GFCI, fix a splice that doesn't have a junction box, and correct a double tap in the breaker box.

etc) America's troubled economy with 1/3 population permanently unemployed, many tenants get their landlord cited for violations (ie, any and all work without permit which nowadays thanks to DIYers, seems to me in this area at least, most every home has some level of work ie, DIY electrical work, decks, summer kitchens, etra beds/baths, etc for which a permit was never pulled.enter multi-level lease holdover! 

Income is 800 a month per apartment and my expenses are 157 a month for gas and electric. 5600 for taxes 1100 for insurance water and sewer are 200 a year.

If you have gas or electric room heaters it is much more of an issue because you need to make sure the gas system is in good shape and all the heaters work. 

(B) In this area all utilities for tenants are included in the rent, meaning owner has to pay for heating, electricity, water and sewer, garbage disposal which is substantial.

Purchase Price: $710,000 +/-Units: 12 (All 850 SF 2 bed / 1 Bath units)Current Monthly Rent: $9,300/mo (There seems to be room to push this to at least $9,700)Annual Rent: $111,600 + other income $905Vacancy: 5% (Property is currently 100% occupied with strong occupancy history)Effective Gross Income: $106,925Taxes: $9453Insurance: $6588Management: 5% (will be partially self managed) $5,079Utilities: $6,302 (only common area electric and electric heat, all other separately metered)Septic: $1,000Repairs/Maint.: $16,450Marketing/Promotion: $1,431Trash: $1,961Supplies: $1,579Water Testing: $3,177Misc: $350Total Expenses: $53,370NOI: $53,555Cap Rate: ~ 7.5%Cash on Cash: ~12% (based on 20% down and 30 year am at 5% - still finalizing loan terms so subject to change)DSCR: 1.46x50% Rule ($/unit/mo): $117.171% Rule: 1.31%GRM: 6.36Debt Yield: 9.55% (based on 20% down)Property is in overall good condition but could use some upgrading.