I do have a real estate attorney that I can utilize.

Utilizing the househacking strategy, you'll likely be able to save significantly on your monthly expenses and use some of those savings to pay off your debt. 

Hayden you need to add your closing costs, taxes, utility payments etc. into your calculation if you are doing a honest evaluation.

Great way to leverage cheap debt and utilize low down payment.

I would essentially rehab it for the owner and give them the money they are looking to get to selling.ARV: $375k - $145k (rehab costs) - $125k (cost to "buy" the house from seller) - $26k closing costs = $79k left over.Holding costs would be just utilities and taxes since there is currently no mortgage from the current seller and I am never officially buying it from them.

Utility Company might trim them but they will top it off and it will be ugly.

I would go for a house hack and utilize some programs that allow you to put little down.

In general, depending on the form, a title policy does not cover a loss resulting from an unpaid utility bill unless a notice of it is recorded in the public records. 

It then verifies this information before utilizing.

SFR: tenants are responsible for landscaping and utilities.  2-4 family you will be paying landscaping, and utilities are contingent on property, some are separately metered some may be house meter.