A fair price, shared goals and trust is what I look for in my relationships with my subcontractors.

You just need the right agent who is working with other investors like you everyday and totally understands your goals and what you're looking to accomplish ;-)If you ever want more information about Sacramento or the greater central valley real estate markets, just reach out and let me know.

Probably by reading all this about me you know already my MAIN GOAL, but here is what my thought process is, how I will get there, first I broke my goal in small goals:first goal - to drop all my bills to zero and buy my first property to generate my monthly rentsecond goal - to buy enough properties to generate a cash flow to match my yearly income third goal -  to go full time real estate and close as many deals I can in order to provide for my family  a better life now at the end I just want to THANK YOU JOSH AND BRANDON  for what you guys doing and to all BP family , happy to be here and looking forward to my learning process

Look at your goals daily instead. 

This is a single family, I assume, and is it common in the area for the tenant to pay water and sewer and also care for the property?

I am learning to change my ways, my perspective, and my goals for the future... and I must say, it is exhilarating.

Also there are no cap rates on 4plexes.https://www.biggerpockets.com/forums/88/topics/360...No trash, common area utilities, yard, snow? 

It really just depends on your own goals, if getting into the real estate business is a part of that.

@Evan Ventura,People here on BP have also successfully used the cheap IKEA countertops (around $75-99 for a piece). at that price they where treated as expendables (one per tenant), and some even reported getting the install time with demo at 2-4 hours.for the other, you need to "waterproof" the common points of water entry:-caulk between the wall and countertop-use varnish on points contacting sink-use good glue near the oven/range since the usual pressure-activated glue does not fare well with heat

Good luck with your investment goals!