I already have cash investors lined up, just taking care of some last minute details with a local bank or two.  

The units do not have meters for utilities.

Entirely different insurance coverage required.You also need to inform your bank if you have a mortgage, prepare to have utilities in tennats name etc..

Pressure wash five different houses?

@Michael SwanYes...we talked on the phone last year...you gave me some great tips on how to find a PM and an agent as well as some great advice on how things are in the Winter Months compared to the rest of the country....you covered a few other things as well and I took copiuos notes during our 15-20 minute conversation. 

(http://nippontradings.com/ - for those interested)If you do not read kanji, look for 散歩XX分 to be under 10 - this is the number of minutes walking to the station.

I would not be the fondest to utilize my retirement funds and prefer to rely on other reliable sources? 

However, I am really looking for deals that utilize lower or no leverage acquisition strategies. 

If the owner pays utilities, you may think about upgrading to more efficient equipment.

It takes minutes for the agent to set up and it will push properties that meet your criteria as soon as they hit the MLS or if there is a change in the listing (i.e. price drop, drops out of pending, etc.).