Personally, I'm in the growth phase so I'm still working to acquire more properties and utilize more leverage. 

These typically include services like renters insurance, HVAC filter delivery, pest control, and sometimes utility management.

for one tenant it says that the landlord is responsible for utilities, and for the other tenant it says that the tenant is responsible for utilities.

Utilizing the preREO strategy, a receiver (i.e. a local real estate agent or property manager who you may already have a relationship with) could be appointed to make repairs and rent out the home during the foreclosure process.

This would be the proper argument for explaining why you should not invest in RE for primarily, but really only, cash flow.It's a store of value against the dollar, and utility for the people. 

Utility deposits?

thanks for the guidance @Kaushik Sarkar Since it's development it will take longer to get to the exit. 3 years could be right depending on the market, if the project requires entitlements, how long it takes for permits, no major utility obstacles, etc.

Do not do anything that does not produce income.

To minimize capital gains tax on the sale of their primary residence, your in-laws can utilize the $500,000 capital gains exclusion, potentially explore an installment sale to spread tax liability over several years, or consider converting the property into a rental to use a 1031 exchange for tax deferral eventually.

There are times when we see deals on the table that won't produce any cashflow or not enough cashflow to meet our target hurdle rate but the tax benefits or appreciation potential may make the deal attractive.