Property has had no claims and all mechanicals (boilers, electrical, roof) have been updated in 2012.

Roof, plumbing, electrical, and structural are the high ticket items you want to know about.Hope this helps.

Currently I need some minor electrical work done and a new window installed, but it's always something different.

I have gotten trees trimmed electrical service repaired and skylight leaks stopped all in just a matter of a few days and they have not had to lift a finger or even think about it.  

It was a foreclosure that was inhabited by gang bangers for a few years. they stripped it of ALL electrical wire, plumbing etc. 

If you got a huge job where you had to hire specialist to do electrical work you would and just contract it all out.  

Utility Bill: Electricity, Gas, Water, Waste, or Tax Receipts.

If I buy a property in November and use the last 2 months as one "year" of flow in the formula, it seems like it would significantly skew the numbers.As for capex, are you referring to things like water heater, major repairs (redoing some electrical work), roof, etc? 

I recently looked at a duplex and found the entire building is run off one meter that the owner pays so the other two tenants only pay their electric.

I've been doing construction for the past couple of years mostly commercial electrical.