Out here, the norm is to utilize realtors and go through a title company.

Josiah - I took a look at your analysis and you might want to consider: expenses for common utilities (i.e. sewer, electric) if there are any, "re-leasing" fees from the management company (I would anticipate 1 or the 4 units needing to be released each year), and then overall maintenance each year - not sure I saw a number for that, but I would think 8-10% is a good start.

He even has me turn the utility on and off and sends them to the home address.

I am mad I did not utilize this program for my house hacks.

If you could find an off-market deal from perhaps a wholesaler or yourself and utilize the 70% (or whatever percent your market demands) rule, you could still do well in a downturn.

I understand that there is a "green tax" since its not common practice but I want to try and make the shift on one or two homes to see if it can be sustained on small scale projects.

For example my first house hack I bought a SF home and my PITI was $2043, I got 3 roommates whose total rent was $2300 per month, utilities included in the rent.

So I’m trying to figure out a way to utilize that since it’s solely in my name.

I'm assuming I would pay the rent and all utilities and furnish the home.

I put solar panels and a tankless water heater to minimize utilities since they are not truly split.