. $2875 in rent BUT with utilities included it's really only $2142 in rents. 

OP has an attorney and rather than picking up the phone he posts the scenario in an internet forum... huh?

Just want to make sure I am on the same page...Keep in mind when thinking about property managers, they have overhead of conducting business, including employee wages and benefits, hardware and software costs, utilities and rent for their office location, insurance costs, licensing costs for their employees plus the time and effort put into maintaining compliance with applicable laws regarding third party management of real estate assets.

When the market crashed, we relocated to so Cal, knowing it was always the first place to pick up and take off.

Unless you already have all the resources don't be afraid to utilize other wholesaler's resources

There are also a lot of ways to acquire and reposition small multifamily properties, where rehab funds are required, utilizing local lender bridge loans or large hard money lenders.

Tone and style are tough to pick up via email.

As a new investor, I️ just wanted to know some of the factors that made you pick a property.

You can also utilize Rentometer and Hotpads to help get an idea of average rents in your area. 

Owner pays utilities now, however it has 5 meters, and I would change that, generating a possible 7k increase yearly in income.