My tenants pay for their own utilities, and I own homes in Memphis, TN, but I was wondering if this was a solid strategy for tax benefits and energy conservation or to see if anyone else does this for their rentals. 

In the upper mid-west if you pay for the heat, then expect to be closer to 60%.

Some cities do require them to register and have insurance, but that is no guarantee of the work or quality.While many will fight you on this, my suggestion is to never pay up front. 

I am a broker as well, so unless the deal is off market, the seller is usually paying sometime of a commission.

They would have to pay a commission if they sold w/ a realtor.b.

Can I use some of the tenant's damage deposit to pay what my insurance does not pay? 

I have a place in Little Rock that I pay $1220 a month for the mortgage, and I still owe 25 years on it.

At least in terms of rent, college students are paying 1100 - 1600 to rent by the room.

It’s also helpful to pay attention to the public records of similarly constructed housing in Miami.

I am thinking of a system where my investor-based agent gives me a ball park, and after that I pay contractors to go in and give me itemized bids, what do you think about that?