-city sewer/water (I am not sure if master meter or if included in pad rent price, but will find out)-Laundry room, workshop, paved road-I am not positive, but believe it is 55+ community-Gross Rents= 121,200-Expenses: Vacancy- 9,696 (8%), Insurance 2,500, Taxes 7,000, Management (8%)- 9,696, Maintenance/Repair (5%)- 6,060, Garbage- 2,000, Lawn- 2,500= Total expenses 39,452-NOI= 81,748- One question here, should I be including the payments for the 7 park owned properties?

The upside is in running the park expenses better than 45%, sub-metering the water so you can pass on those expenses, and filling the vacant space. 

Is it separately metered?

They require everything you mentioned, and even have some additional requirements...separate water, electric, and heating systems and meters, and a structural engineer or architects "statement of condition" for all the systems in the building...not cheap. $10k total costs would be nice.

Have you ever had to add a new gas meter?

At this time, if I could I would also sub meter utilities if that has not been done.

They built a pool 20X40 with a 10' deep end and a 3 or 4 meter board.

First they started removing retail priced net metering, now they’re eliminating all payments for net metering and raising minimum monthly bills.

all the homes in this area are listed for 2800$ + utilities (I have used online rent estimate tools like Avail,Rent-O-Meter, Zillow)I am planning to increase 150$ per month which brings monthly rent to 2280$. $150 is too low or too high?

We had to call Gopher One,, in MN, and electrical, cable, gas, water lines were all marked before we started to dig.In our city they are responsible for the line up to the meter.. but who knows about your city.. call and find out.our leak was between our meter and our adjoining apartment building.