Your best bet in this situation is to have rent cover the included utilities.

I'm wondering though, if I market them as lease option/rent to own, will a PM show the property, handle paperwork including the option contract and then manage the property or does that require a real estate agent?

Get to know the area where you want to buy--this can include looking at listings, recently sold homes and simply driving around different neighborhoods. 2.

Even with a property that seems "fine," stuff breaks down. 

You have two steps available to you here, and you might be able to do both of them, you can at least do number 1.1) Given you already have the cost segregated on your building, assuming you had a good quality cost seg study that breaks out the different pieces of the roof, dispose of the old roof and take a loss on that old roof. 

Hi - sharing an article I published last year on BiggerPockets - all the options and pros/cons for financing BRRRR Method strategy include cash-out refinances - hope it helps!

It follows the first 3 rules of real estate, is zoned "light commercial" which would include multifamily, the direction I want to take it.It has a well established restaurant and 2 residences. 

In Cleveland OH it is 1-2BR furnished rentals priced at 1,200-1,600 monthly utilities and internet included. 

This market seems to have a lot of houses including new construction.

This way, you're covered legally, and your lease includes everything from rent details to what happens if someone decides to turn your living room into a circus ring.Now, about finding those gold-star tenants, it's all about the background check.