The asking price is inclusive of fees I'm assuming .

I am not a big fan of the "all inclusive" one-stop shops as I have seen too many investors purchase poor investments because of the lack of checks and balances.

Tom, much thanks for the response and inclusion of links.  

It is socially responsible to make them move. 4) Keep ads general and inclusive.

It is inclusive of a large group of properties...most of which have nothing in common other than they are on the same map.  

Supposedly the reason the utilities are included is because since they focus on students - scholarships, grants etc sometimes don't cover utilities so they have decided to do an all inclusive model.  

If the utilities are already seperated I'd set the rent to be ___+ utilities, have your tenants set up the account directly with the utility company and pay themselves, saves you on step.If the utilities are shared, you can include a % in the lease of the utilities each pays, in that scenario you'd pay it yourself and collect each tenants respective % owing when the bill arrives.Thirdly, you can rent them all inclusive and adjust your rent price as a result. 

Preferred return with an equity split on the back that is inclusive of the preferred return. 3.

Just curious to know if you have adopted a more inclusive approach wherein you offer property management to investors or are you cutting ties, so to speak, with investors after the deal. 

what you want is a all inclusive deed of trust.. your local title company can walk you through this.