Start with a standard offer, and write a contingency into it for electricity, all the below ground utilities, and then work your way to zoning, permitting etc.

@Chris Collins  Tenants usually pay all utilities. 

However, if you intend to work with a hard money lender or utilize a short-term loan product, you're on the clock for repayment, which can be stressful if things go sideways. 

I would count on having at least half market rate tenants, in the event Section 8 rents are higher than market, which they are in our market (granted you will need to subtract the utilities from the rent).  

I enjoy finding creative ways to monetize normally overlooked spaces at my rental properties.  I've been successful at renting out detached garages on a few of my properties.  I'm soon closing on a multi-family proper...

There's no one size fits all of course, but generally the STR/MTR/LTR mix in a multi-family unit can be challenging because the way renters utilize these properties is so different.

Then I would speak with a land surveyor or civil engineer to get a sense of what it would take to obtain all the entitlements and bring in the utilities, etc.     

That's the reason there are so many fourplexes and so few fiveplexes or even sixplexes.From what I gather, post offices and utility companies rarely care much about the permitting/zoning issues, so it probably wouldn't have been hard to get those set up.

I am not sure about the other markets but I would suggest looking up a Realtor from here and utilizing their knowledge to help you. 

I Offered it to them at 10% below market with him paying utilities. he wanted it, so I screened him to verify he can afford it.