You should be able to ask the owner about the extra costs (utilities, HOAs, insurance, etc.). 

Laundry leased assets in closet nets 220/yr.Individually metered electric (heaters), no HVAC (standard for that area and age unit), but building utilities run 5k/yr - probably business utilities not being paid - unsure.

I doubt it allows for 2 units (it’s probably SFH.) assuming that, you can’t make it 2 legal units (adding an ADU is different, as I don’t think you’re allowed to take space from the main house for the ADU- it’s usually added sq footage.) and even if it allows for 2 legal units you may have to add a second parking spot, separate utility services (read: expensive and a PITA to install.)So the simple plan is to basically do the minimum work needed, as you describe, without permits just to separate the 2 living spaces out.

You may get better tenant retention if: (1) the tenants are paying utilities; and (2) the existing windows are so old that it barely insulates.

Annual Gross rents: $63,600; Annual Expenses (insur, utils, repairs/maint, city fees, management fees, prop tax): $17,483; 20% down pmt: $140k, mortgage: $560k, estimated pmt: $3650 (includes taxes, insur);  Based on this, the NOI = $46,117 - total exp of $17,483 - debt svc of $43,800 makes for a DSCR of 1.05.

I own an office building with parking spaces reserved only for tenants and their customers during business hours.

Rentals between the utilities and paying a property manager etc I saw where avg only 300-400 a month take home.

We had no customer service plan and were using crappy software in all phases of the business. 

This is free and screens them by having them answer my custom questions to see if they will qualify.

Fortunately, I have sold a property last week and utilization will soon be seen as 8%.