No utilities for over 5 years.......we are very afraid.3rd time.....lets say I am now sleeping with my gun under my pillow.

I'm 30 years old, married (both working full-time, combined income $100,000/yr) with 2 young kids and live in Maui, Hawaii where we rent an average 3bd/2bth SFH for $2,200 plus utilities/mth (avg comp rentals are $2600+). 

Then you take over the property and utilize what ever exit strategy fits best to you. 

It is much easier to increase value grouped together through renovation, utility billing, rent increases, etc.

OPEX: Do you always utilities are paid by tenants for a property you are analyzing?

Even my master commercial policy is not this cheapMissing utilities?

Sure, you could argue that you'd be collecting rent from your tenants, but good luck finding a multi that has enough positive cash flow to cover the entire mortgage, taxes, insurance, vacancy, maintenance, capex and your living expenses, food, gas, utilities, etc.

BTW, he has not paid a dime in rent or paid any utilities so he is not considered a Tenant.

Once you have that, it will be easier to pick markets and property types. 

Unfortunately I didn't get to the formal disclosures because when they called to get my SSN to run my credit before disclosing it, I accidentally picked up the phone and said "Bay Equity Home Loans, this is Chris," was asked to repeat what I said... then the processor cursed and hung up on me.