The occupancy rates will increase some as some people book last minute but using occupancy at near start of month has some safety margin built in.What this snapshot does not make clear is whether there is significant variation by month.

The advantage to your strategy is that one could argue that in five years the majority of the reconstruction will be behind us and theoretically there could be more trade labor available at that time. 

I don't consider the place an investment, it's my home and while I intend to rent rooms out (and can possibly profit from that if I'm lucky) I am happy to pay the whole mortgage and utilities myself and live alone. 

With all useable land and fertile land(With the exception of Grand Oaks which cannot be cut down; which may serve as an attractive part about the "Community" if several homes were to be built on the subdivisions),  2 water wells, 2-inch water meter and all the utilities; how difficult would it be to find a developer to pick this up, have the deal assigned to, pay closing costs, and pay in cash?

I passed on it the minute I saw the house was located in a very poor, rundown neighborhood.

So I have yet to begin my real estate investing journey. my wife and 2 young boys under 2 have a single family home 25 minutes from nashville. the home is a 3 bedroom 2 bath. it sits on .86 acres so it's a rather large lot.

The the boiler is natural gas so I am looking for estimates on how much it would cost to install new gas lines, a new boiler, and then a second breaker box etc for the electric to separate the utilities amongst the apartments.

They include (but not limited to) any loan payments, taxes, insurance, utilities, HOA fees, etc,. that occurs during the Rehab period and up until the property is fully rented.Hope this helps.

Also keep in mind, you might have to adjust the rents slightly now that utilities are not included.

Be sure to look at a full 12 months, as the utilities will go up and down based on the seasons.