She covers water they all cover their own heating and electrical.

Don't know what grows in Florida heat but you may.

I don't know the law in your area but I find it hard to believe I could simply by buy a house with no heat, plumbing or doors and rent it out and put in the lease it's the tenants probelem.  

. - wanting to use gas heat.    

As weird as it sounds, the darker color can absorb more heat from the sun.  

If it is a heat pump, the tenant may have put the thermostat in emergency heat instead of heat.

I think I have just about everything captured, but being new at this I'm not sure and am looking for some feedback.For expenses, I have the following broken down by month:InsuranceMortgageAccountant fees (for taxes)Cap ex (5% of monthly rents)Electricity (tenants mostly pay, but if there's a vacancy I pay during that time - I've budgeted $240 a unit per year, being really conservative)Specific fees to the town I'm looking in (storm water, unit registration, etc.)LandscapingLegal (trying to go with the "family office" that reviews leases, management agreements, etc. to make sure everything is up-to-date)Maintenance (electrical and plumbing - have this as 3% of gross monthly rents)Management fee (10%)Propane/heating oil (tenant pays primarily, but if there's a vacancy in the winter...)Property taxSnow removal/shovelingVacancy rate (5%)WaterI'd really appreciate thoughts on what I may be missing and whether I'm not budgeting enough for expenses like maintenance or cap ex.

In the over-heated Vancouver and Toronto housing markets, the largest portion of recent foreign investment has been coming from Asia.  

Some items, like painting, may be DIY which could lower labor costs, but the climate is hard on even minor building flaws, so rot or mold (from uneven heating or insulation or ventilation) can be common costly issues that require more labor and materials.Third, add in that we are looking at some budget uncertainty near term from oil prices (with large state budget reductions in spending, much of which cyles and flows through Anchorage)..

I own other properties that I rent out and I think they just kind of assumed I'd keep it and rent it out.Original Plan:Purchase price $86kARV  $179kRepair estimates: $25kLoan/carrying costs $8,000n (hard money loan points and interest, utilities)Realtor Commissions: $10,750Potential Profit: $49,250I live on the other side of the state, so I planned on driving down here and staying in this house while I fixed it up, doing all of the cosmetic work (paint, refinishing floors, refacing cabinets, etc) and bathroom remodel myself and hiring out the heavy work (replacing siding on garage, new rollup door, electrical work, new heat).