For my single-family properties, tenants are responsible for all utilities.

We utilized the VA loan, so we paid all of the fees associated with that and then paid roughly $3500 for closing.

The $20k lots were near or in flood zones, steep slopes, rocky, woody and had limited or no utilities.

What did you do with the utilities—did the city allow you to split them?

i've been in analysis paralysis not wanting to squander this amazing cash out return I got on a property.I have been trying to figure out if i should look into loans and buying more property for less carry a mortgage and utilize that debt in the future, or just say screw it and buy a couple 100k-300k properties all cash and 1031 in 2-5 years.any input or guidance on helping me make my ADHD mind up would be great!

As far as the land itself goes utilities are most likely going to be your biggest due diligence item.

E.g. fire rated construction requirements on main homes, survey & soils reports, utility upgrades. 

You will need to utilize a fix to rent loan, then after the rehab is complete refinance into a DSCR loan.

I still have to see what's happening with utilities, but right now it would cashflow anywhere from $150-$300 (depending on the loan type and DP we select) with a CoC ROI between 9.9%-10.8% (lower than some other options we're looking at, but it already has tenants...)Thoughts?

The property has been owned outright for over 70 years, has had the same tenant over 50 years (a utility company), and we are looking at taking out around 40% LTV, and the mortgage payments would be covered 2-3x by the rental income, so very stable, safe lending situation.