The risk to the landlord is very small as the tenant reimburses for almost all expenses.

I filed and send the reimbursement form through registered mail… they have 30 business days to refund me .

In the unforeseen circumstance I'm unable to close, I would just reimburse the application fee. 

And best of all, you can be reimbursed by your investors for all of the upfront expenses you incur for providing the documents that protect you.

I’m thinking about having main tenants (top two floors) pay all utilities and reimburse them for half every month to offset basement usage.

You only have to purchase the property for cash and wait out the rental contract taking that negative cash loss which is ultimately reimbursed to you by that buyer when he purchases it at XXXK.It is all about the property matching your buyers needs to quickly flip it.

If this is your first deal with this partner and it went relatively well (aka you'd like there to be a second, third, so on ...) then try to reimburse the cap partner with as much of his initial investment as possible...After that you can pay split the cash flows 50 / 50.If there's a very healthy amount of equity in the deal - consider paying him a return on his initial investment in exchange for a greater percentage of the asset. 

It worked out in the end, but the bank wanted my client to reimburse their attorney fees.

Have you ever had to actually use them as far as getting reimbursed etc.?

Some companies take a while to reimburse you and some pay rather quickly so you just have to check and do your due diligence.