I will be utilizing this means (as well as others) to implement the "retirement" phase of my life. 

My tenant just moved in and has not switched utilities over in her name yet.

I will sell it to him for $1He agreed to pay $12,500 in 12 months to cover the money I have invested in it ( Down payment)  and some 3,000 Profit For MeHe also agreed to pay all the utilities, and all repairs, damages that the house may need, now and later.  

Long time tenants are on month to month leases and utilities is currently included with the rent.

You can utilize owner occupied financing, and have a tenant help pay your mortgage.

What he will like is the monthly income, what he will hate is the tenants, utilities, maintenance. 

For a duplex, IF utilities are cleanly split, I look for more like a 1.1 to 1.15% MROI since they don't have the market gain potential and are usually sold to another investor.

My numbers are based on net return and include principal & interest loan payments, insurance, estimated taxes, utilities (i have to pay them), and property management.

4 adults and 1 child in a three bedroom starts to get tight and will drive up certain utility expenses and increase wear and tear. 

I'm going to be starting a campaign utilizing REIRail shortly.