My all-in cost after all of the renovation cost, financing cost, utilities, refinance fees and closing costs was about $305,000.

People make estimates for cap ex, operating, taxes, insurance, utilities, etc.

But San Francisco is very tenant-friendly, and the SFAA rental agreement is designed to be favorable to San Francisco landlords.

I read about ratio utility billing systems (RUBS) and curious to hear about personal experiences with this.I am open to company recommendations.

For example, if you are buying the property outright, i.e. no mortgage, that $1000 -$1500 per month goes to your expenses, (utilities, capital expenditures, vacancy, etc.) and the remainder is your net cash flow.

I have great credit and I am looking into 0% first year credit cards to utilize. 

But the property would never do that because of its design and limitations, so in order to make money, I'd have to either create more space/more bedrooms, or wait for the area to improve.

What will your monthly expenses be for:Any utilities you have to payYour maintenance costsYour vacancy costsYour CAPEX costsYour property management costsAny other costs I may have missedWhat net return are you looking to make on this property?

You should be able to ask the owner about the extra costs (utilities, HOAs, insurance, etc.). 

THE INSPECTION:Overall, property needed ~$1,000 in misc minor repairsThe roof needed to be completely replacedBecause of the bad roof and the 'final offer' designation from the seller, I walked away from the deal.