Still a newer tech, but mini-splits have the distinct advantage of allowing you to heat/cool only the area you are using.

I'm leaning towards turning them down because they don't meet my criteria which is legitimate.You have four distinct requirements and they meet zero of them and you are only “leaning” towards turning them down?  

If the utility amount can just be considered part of the rent anyway then no further distinction must be made for the situation you cited or the situation I'll cite.

I like the distinction in the areas between Darby boro, Darby Twp and Collingdale.

Each side is distinct.  

The only distinction between and "agent" and a "Realtor®" is that the latter is a member of the trade group known as the National Association of Realtors (NAR), while the former is not.  

@Shawn Ackerman Thank you for that very important distinction.  

From the windows started a bloody trail on the floor that led to the dining room, to the kitchen, to the living room, then it pooled on a chair, and there was a distinct bloody handprint on the armrest.

Sellers with need = opportunity.In an area like you're describing it is not uncommon for the local real estate operations NOT to have a distinct or thriving MLS system. 

I have a few questions for you that you may help clarify. 1.What is unique about HUD properties that give them distinction from other properties?