Well water and septic are typically significantly easier to do that setting up for city/public services. 

As soon as you inquire about business/commercial lending it's like they smell blood in the water, they want higher downpayments, rates go up, length of loans goes down, and the process is way more of a hassle.

Originally posted by @Nick Harrington:Also, it's spelled market not mark. thanks for catching that. and no I'm not clueless on the process by any means. my buyers weren't interested in this particular property and now i have to market it to a new pool of cash buyer who are interested in rental property. my question is where can i find good buyers lead other then craigslist.If you have any suggestion let me know Thanks. 

The current owner only has one gas meter, electric, water and sewage. 

Should I setup the LLC now and do my first deal under the LLC or just play out the first one to test the waters?

Heaven forbid we take another leg down in the market (which historically we always fall a few years out of each 10), you could end up massively under water.

In KY, water usually runs about $25/tenant/month so about $1200 annually for a quad with 1BR apartments.  

The price of rent drives the tenant pool as well.

Figure out what kind they are (i.e. drywood, subterranean, etc); treat them appropriately; remove anything that may be attracting them (i.e. wood to dirt contact, standing water pooling around the foundation, etc) so they don't come back; and fix what needs fixing due to their damage. 

Find out why seller is selling, ask for a rent roll, what repairs or updating of mechanicals and roof has been done, how long seller has owned the property, are there pets allowed, are taxes current, has there been any insurance claims where seller did not use money for the repairs, ask for sellers disclosure, are there separate water and electric meters, does rent include utilities or not, are there long term leases or month to month, does deposits transfer to new owner, if there is pets, is the deposit a fee or deposit.