I will not trust the tenant to manage the risks prudently and will instead utilize a modified gross lease where I will retain control over physical work orders, snow removal and items that I view as greater liability occurrence related activities. 

Want to get these utilities in the ground before winter in Iowa and ground freezes. 

Electricity is no longer being treated as a background utility.

Include expenses such as taxes, insurance, utilities, maintenance, management fees, and CapEx reserves.

Perhaps you buy a 6 unit property and separate utilities or replace the heating system to lower expenses thereby causing your appraised value to jump allowing you to refi out more money later or to make better cash-flow or both. 3.

The tenant pays utilities. 

Utilities were transferred into the tenant’s name, but the gas was never switched over.

The main advantage to single family homes is arguably less management (you aren't paying the utilities, one tenant, typically families). 

In your ADU, did you separate the utilities? 

I agree that investing locally is naturally the best option but with today’s technology the value-add of investing locally has narrowed down to just face to face interactions.