We hired a local electrical contractor to do electrical work at one of our properties (2 units). 

You should also ask if there are any municipal service at the location or near the property line to your lot like city sewer, water, gas and electricity and if now what you will have to do to get those service there.

Pex can be "fished" through walls just like electric wiring.

If the commercial client is on a gross or other arrangement where you are carrying the maintenance, then 9K is probable a little low.Depending on the rooming house, the management may be low (as you indicated)The electric and water bills seem high ... is the landlord carrying all utilities?

in Md I can tell you no I pull permits for alot  of the people in Md  that flip you do not have to have a GC lic but it will help save you money, but you do have to have permits a must in Md, if we are getting them threw drawings are just pulling a strait electrical permit  are plumbing permit that a must and alot of times at settlement table people want to see them when new work is done.

Natural gas is a better use of energy, in the long run it will cost more to have all electricity.

However, my tenants are now claiming that their electricity bill is $900.

Location: Raytown-adjacent, outside the 435 loop, 73% owner-occupied neighborhood, Raytown schoolsProperty specifics: built 1960, 3/2, 1200sqft, 2 car garage, large lot, quiet streetPlanned renovations: New roof, HVAC, some new electric, finished basement, good cosmetic finishes (hardwood/tile, granite, etc)NUMBERS:Price: $99k (after renovations)Projected rent: $1100/moEstimated monthly expenses: ~$400 (allowing for vacancy, maintenance, taxes, insurance, PM fees)I'd use leverage to purchase, and with the payment factored in I project just under $300/mo cash flow and about 11% COC, Cap rate between 8-8.5% depending on how you crunch the numbers (I'm rounding them for the purposes of this post, but I calculate pretty conservatively).The numbers are decent, and I like that this house is on the higher end of neighborhood normal - it should be a very desirable rental, and attractive to a potential future buyer (though I intend to hold).  

Friends of mine that build houses tell me they can build at $60.00 a square foot plus land costs and utilities, water, sewer, electric connections to city utilities.

I ran the numbers with my carpenters who do my renovations and with me being the General Contractor, pulling permits, buying all materials, subbing out concrete and electrical, the cost would be about $12,000 or $27/sq ft instead of approx. $40 -45 sq ft.