My question is, whats the HVAC system to use that provides separate utilities, and separate control per unit. 

You'd need a JV partner and they would probably want to take control of that project. 

As a GC I can advise try to retain control of your finishing material orders (anything where you need to make a choice ((tile, flooring, lites, faucets, tubs)) vs. construction materials (2x4s, mortar, shingles)) because we get those discounts on the finishing items and we keep them!

The lone exception is rent control type regulations and/or affordable housing requirements.

If you’re taking over their payments but not transferring ownership yet, they may still have control of the policy.

These areas might provide higher returns due to lower initial property costs combined with tax savings.Rent Control Laws: Be mindful of local rent control or tenant protection laws, which could limit your ability to adjust rental rates or manage your property effectively.7.

This will allow you to make decisions about the property without emotion and the PM can handle the tough conversations.

Engineering , permits , stormwater management system , clearing , reforestation fee , sediment control , and landscape bond , all this would run you around $175K .

Also, you do not control it inside a syndication, it's decided by your syndicator.And there're several other complications we're not discussing here.

For something like a mailed money order, I use the post mark because its a bright line and within the tenants control if they take it to the post office themselves.