Let me assure you that including utilities is very much worth the added expense for students I'm targeting, BUT they also do incredibly dumb things.

@Chris SeveneyThe Socialists use COVID and the like to pass legislation to weaken property rights and further their agenda of destroying private property and instituting state property ownership.In 1947 NYC, using the post war housing shortage as an excuse, instituted the “temporary” measure of rent control. 70+ years later the temporary measure, as well as a companion measure instituted in1971 is still in effect, with the effect of having provided a transfer of wealth from property owners to tenants.

BP is incredible but getting out and meeting like-minded real estate people in your area is 100% worth it. 8.

Effective January 1, 2018 the Occupational Code was clarified on advertising stating that the salesperson or team name cannot be larger than the broker’s name.

The laws,  including the recently passed washington 'just cause' rules do allow for giving a tenant notice to vacate if you are going to owner occupy,  or for substantial rehabilitation  (meaning necessary work will make home uninhabitable, and typically also means permits must be pulled for some aspect of the work;   paint and carpets doesn't count)   But keep in mind COVID moratorium rules and still in effect  though  (in theory) they are phasing out.    

Doing those two things will go incredibly far to reduce your risk with the investment.

I couldn’t afford Boston so we bought 24 units (12, 7, 5) in northern NH, which generated incredible cashflow, all within 18 months.

I seriously think that this effect is limited to SF and duplexes beyond that you will face what is called the "tragedy of the commons".   

When the moratorium went into effect, I kept tenants month to month for that very reason. 

If you are looking to invest into real estate, I have found this site to be incredibly helpful.