My deal points are:9 units1 House (3b/1b)8 Casitas (1b/1b)Rents $350 for the Casitas $850 for the house Electric Billed DirectWater, sewer, and trash included in rentLot looks to be permitted for four additional units (need to verify) Property taxes $3200 per year The sellers are older, retiring, and have not kept the best financials so I am working on projections right now. 

Many electrical boxes in ceilings are not intended to support more than a low weight light fixture and I'm sure no one on this forum wants a spinning fan dropping onto a tenant's bed.

The tenants as well as maybe electrical not sure how it’s set up yet I have yet to look at the property

YES, they will be checking MLS when the comments say, "New Electrical, new plumbing, new hvac", etc. 

I would have the tenants pay for electricity, and  water & sewer.

@Laura LulohI have two thoughts.First I am assuming the dryer is electric and not gas.  

It might need electrical updating.

Offer accepted for $103k and I would be putting in around $5k for changing electric panel and some touch up.

Property is subject to market comps for value.Option #2 Pay $100,000 for 5 houses valued at $100,000 each ($20,000 down on each home and 5 new mortgages).Monthly rents: $4,000 (5 x $800)Monthly cash flow after PITI: $500 (50% rule says you’ll get $2,000 per month but I’m being conservative)Annual profit: $6,000Home values after first year $520,000 minus debtAdvantages Can deduct loan costs and mortgage interestHigher monthly incomeCan deduct depreciation on taxesIt you lose a tenant, you still have the income from the other 4 propertiesDisadvantages Five tenants to deal withFive mortgages, property and insurance payments to makeFive roofs, five buildings’ plumbing, electrical and structural issues to deal withIf located in different states, 5 different property mangers to deal withCannot force appreciation.

Most office leases but me are either full service(base rent plus $ per sq foot of electric) of modified gross (base rent plus utilities - if separately metered).