Dealing with tenants and toilets is not for everyone.  

Anytime you have tenants and toilets you will have expenses that will wipe out the cashflow.

Simple work such as replacing a ceiling fan, securing a toilet, repairing a gutter, replacing carpet in 3 bedrooms have garnered 8k, 17k and 22k from 3 GC’s.

Hey Brad, I appreciate the reply.I'm not looking for a GC per se, more like a handyman who can respond quickly to reset a breaker or change a toilet seat since I'm 3 hours away. 

Ask how often they charge tenants for non-compliance repairs (not changing a furnace filter, tampons in the toilet, etc), ensure there's a process in place for it. 

They may not seem that glamourous but they usually have a much higher ROI and you don't have to deal with tenants and toilets.

Separate toilet closets?

You will need to keep things like toilet paper, paper towels, and coffee stocked.

shut-offs, hot-water supply lines, and toilet internals. 

I do want to have lower utilities for the tenants as well, so I can charge a little more ($50-$100) per month, based on the fact that the units are energy efficient (we are also adding insulation, LED bulbs, efficient toilets, shower heads, hopefully water heater, etc).Right now I am looking at just under $9000 per side, but I talked to the HVAC guy and he had different numbers than our contractor did, so I am getting new quotes from him.Thanks, and please don't hesitate to ask questions/give feedback.Mark