I beleive there's plenty of opportunties on the MLS, but they are usually categorized incorrectly i.e. a property possessing favorable zoning listed under the single family category, public records incorrectly listed the square footage, or instances where  BRIGHT MLS doesn't track zoning changes real time with recently introduced zoning bills.

Cheaper properties Apache Junction,  Coolidge, MesaMost Expensive Properties Scottsdale, Cave Creek, Gilbert Three thing's, 1-Square footage. 2- Ad on Square footage. 3- location.

I asked my agent why the Sellers would downplay the property as only 1,895 sq ft and she said it looks like the current owners bought the house with the sunroom install, but could’ve later added the heating/cooling systems BUT, didn’t go to the county to get it permitted/assessed to be added as true sq footage. 

Regarding utilities, You could do based on square footage.

However, once you look at 2bdrs over a certain square footage, have off-street parking, do a small bit of renovating, and do 20% down, it seems like the numbers work well.

If it is something that is related to heat you might want to use RUBS Ratio Utility billing by square footage. 

The CAM is typically the common expenses divided amongst all tenants by square footage.

Will this be dependent on the square footage?

I bought a few years ago in the 700-800k range, with the lower being total sq. footage around 4,000 and the higher being like 5,000+ sq. ft.

Side question, does square footage calculation on mixed use property for FHA factor in the area of an attached garage?