I would include electric in the rent, and write a usage allowance into the lease, say 400 kWh on average, and adjust quarterly if needed if tenant's usage is over that value.

you cannot really run good comps in my opinion without knowing the areas wellthere are too many adjustments to make based on tribal knowledge about areas

I will take the time to think about what you've said, and try to adjust my process.

@Heather SchmidtknechtIf the basement is wet then I adjust my offer based on the repair to eliminate the water infiltration.  

If you liked that, you will love my thread about the guy who was growing "medical" pot (no license mentioned) and wanted to rent my house at any price...he needed to tap into the breaker and make some adjustments.

The property I wanted most, the sellers would not adjust their price.

If a market adjusts with rentals, I'll almost never be underwater. 

After multiple "Highest & Best" offers we started to slowly adjust up our numbers, writing more heartfelt cover letters, and basically stay glued to the market and make offers to basically any multi-family we see pop on the market.

Keep your insurance, just have them adjust your automobile to fewer miles or just comprehensive coverage.

Definitely call him out on this and see if he will adjust your price.Good job on watching this material!