Multi family utilities

[Josh C.]

I am looking into getting a 4plex and found out that all utilities are being payed by owner and the rent is not adjusted for this. 

I am trying to be creative and buy the place and factor the cost of paying the utilities till the leases are up and then setup new leases where they pay their own utilities. 

Is this too risky considering the tenants might not want to pay utilities? I remember that I had no problem paying utilities when I was a renter.