Meaning commercial could be everything from junk yard to gas station or even retail storefront, but some of those, like junk yard, are usually prohibited or restricted to certain commercial zones or criteria.

Hi @Mark Mahoney,I'm in the process of buying a house in the NJ area and would like to know what is the average cost of utilities (water, energy, gas) for a 6-8 people sober house from your experience? 

Yes it definitely cost a good bit in time and gas for us to drive both ways fairly regularly, but I work on ships and have a good amount of free time and this was how we decided to work it this time. 

The tenants upstairs currently pay 800$/month, but cover their own gas/electric/internet/etc. 

He says because I am not signing this contract that gives him 170,000 contributions and he gave me class B and himself class A with controlling vote.On top of that the first 30,000 I put in, he spent 15,000 on his own personal expenses i.e. food, gas, phone bills, Starbucks, lunches, girlfriend dinners, wrote himself checks, bought himself a car and I can go on... but he says that's part of his business expenses.

Keep in mind seasonal rates for electric/gas.

It's from those who started wrong.Start right, start safest possible, and then once gain the knowledge and experience let's pour some gas on it for deal #3, 4 and beyond. 

LLC does nothing for taxes, its a disregarded entity and passes right back through you.Other options are to invest in syndications that take larger depreciation such as some oil and gas or Multifamily offerings.

I have invested with 8 different syndicators in about 23 deals in my life, mostly in real estate, 2 in oil and gas.   

Gas through PGW is lienable to the property.