There's also the initial cost of installation.The simplest solution is to include the utility in the rent but put a cap on how much is included.

Which is the simplest/best solution to implement this?

The simplest way forward would be to decide if you are self-managing or hiring a manager. 

We have discussed a few options:1) The simplest is to sell, which would net us a nice profit but we would also have to pay depreciation recapture and capital gains taxes (not to mention the realtor fees) on the rental portion of the property.

Essentially, in the simplest terms, what you are doing here is guaranteeing that the bondholders of this loan will get their interest for the entire 10 year term, whether you pay it off early or not.And no, you cannot negotiate this out. 

Once you do it, it's the simplest thing to do and you never forget to do it.And actually, this thread has given me an idea. 

That's our work around that we found to be the simplest, just that exchange of two checks for the record.

The shortest simplest summary is todays market to 2006 is comparing pineapples too bowling balls. 

After dinner my family and I can sit around the electric fireplace while telling stories of the evil gas industry that was steeped in systematic racism, while we're making gluten-free smores containing ingredients that were sustainably farmed by living wage paid farmers.

A loan structure would be the simplest and the one I use as it makes things very clean and clear for all.