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It’s a vibe.
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Coach
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Can I get a commercial loan without 25% down?
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Never. I operate under the assumption that people will abuse what they don’t pay for directly.
Mentor
100% I had a buddy with military housing, free electricity. He was mining Ethereum. Basically you can convert electricity into spendable cash.
No. But this becomes a real problem in northern states where buildings have central heat. In one of ours, which have since been sold, we retrofitted the heat to be electric. So each unit had to pay its own heat. Saved us a lot of money compared to centrally heated buildings where we had to pay the full cost and couldn’t raise rents easily.
Point is: do not include utilities and do every thing you can so you don’t have to.
What I like to do is use the “budget billing” mode where possible, in my name. It doesn’t make the utilities cheaper, just uses last years’ usage patterns and creates a monthly bill that’s equal every month. Then I add 30% and add it as a utility expense to the lease
Subject Expert
If you want the yard to be watered, you’ll need to keep the water bill in your name. Whether you pass it thru to your tenants is up to you. Also, in buildings where there aren’t individual meters, you likely have to include the utilities in the cost.
I include utilities for my furnished rentals, but don’t include anything in my unfurnished rentals.