I have a deal that the numbers make sense on, but it is a 4 unit with one electric/water meter.

Essentially all they need to come up with is one month's rent, which is typically the upcoming month anyway, and they walk away clean - no lawn care, no utilities, nothing - and we assume the risk if the property takes longer than 1+ month to rent.

For instance I have a 3 unit property and one unit pays $850 instead of $950 and he has an oil furnace he probably fills two tanks, one tenant pays $700 and she has electric heat which is high in our town and her heat runs $1200 a year and the third tenant pays $750 and has oil and electric and I think he uses both.

You'll need to know if there's electric, sewer and gas on the property as well.

He goes and clean after each booking hasn't had an issue to speak of. 

Your friend has shared a link to a Home Depot product they think you would be interested in seeing.https://www.homedepot.com/p/Commercial-Electric-Rectangle-11-Watt-Equivalent-Integrated-LED-White-Emergency-Light-with-Ni-Cad-6-0-Volt-Battery-EMLEDRECT120277/306606874

What about all of the time it takes to learn these things, clean up from the mistakes, and get back on track?

$100k I probably would just clean them if they aren’t bad

My primary concerns are: it’s a rather small town and I think somewhat limited applicant pool to fill the units. the current owner pays water and electricity - I’ve asked for recent costs which the realtor is in the process of getting but it did not sound like a substantial amount.

This rehab portion was for some big ticket items; siding, plumbing, electrical, flooring, some walls, etc.