I have dealt with every CAPEX project under the sun (foundation repair, roof replacement, sewer line and water line replacement, electrical overhaul, full cosmetic renovations of interior units etc.) and stuff you are not expecting or budgeting for is going to pop up. 

Even if submetered you'll see most active rentals only charge electric and gas if you take a look at your competition.

The units have heat pumps and the tenant pays electric which makes my cash flow great and I have no maintenance calls.

For reference I am working on a 3 family full rehab, plumbing, electrical and light framing of closets and doors. 

If you have the time, contacts, energy, contacts, personality to do your own managing there is nothing wrong with that. 

@Matthew Paul I thought of doing the whole unit electric.

It's not like electricity where the temperature and the season will cause it to rise and fall at different intervals.

@George GammonI’m not sure about the current price of oil, but oil imports have been steadily declining since 2005 as Japan began transitioning to renewable energy.

We have bright spots like the tax increment district called "Montana Connections" out by Rocker that is constantly growing, Northwestern Energy's beautiful new building in the heart of Uptown, and the ever increasing enrollment at MT Tech.

FYI, the house has a new roof, electrical, plumbing and furnace.