When I market them for rent, I advertise a price slightly lower than market rents in the area but included in the description is a flat utility fee for gas/electric/water ($1100+$175 utility fee).

Not sure but from your description is sounds like you use different cleaners based on who is available.  

If you’re seeing a lot of parks with all park owned homes it’s likely the geographic area you are looking.

Also, I did post this with much more description yesterday but didn’t get any feedback so I felt maybe it was too elaborate. 

If no description of this in lease what is required of the tenant?

Go to open houses, get to know the top 10 agents in your geographic market and you’ll get the results you want. 

Plus, management would likely be simpler if all of the units are concentrated in one geographic area.

I'm thinking I might get it stuccoed or install new wood panels at some point.Problem: The above descriptions is pretty loaded so feel free to share your share your thoughts, but my biggest fear/problem is permitting.I'd love to do things the right way and get everything permitted.

@Deano Vulcano what type of assets are you wanting to target and are you targeting several geographical locations at once or just one with your marketing budget?

When I did mine via incFile that came with a referral to Bank of America for business bank accounts, and BoA walked me through that setup, pretty painless.For tax deductible transactions the software has each deductible category so any given transaction it either automatically knows based on the vendor and/or description, or it will ask you to set a rule.