I know it's possible to monitor usage for specific circuits using a few different device options. 

If you're the only one charging for gas on top of the rent, then I wouldn't consider it.Unlike water, and if you control the thermostat as I do at my rentals, unless the tenants purposely leave the windows open on cold days to spite you, you do have some control over gas usage.

Additionally, you want to be sure you're getting a title, zoning and usage report so, again, you know you can build what you want on the site. 

The solution is to figure out a method to bill back the tenants for the water usage.

My question is, are there any best practices when using a VA loan as an investor to maximize is usage. 

If the business or rental space was physically part of the living area of your home, such as a spare room used as a bed-and-breakfast bedroom or attic space used as a home office, your business usage doesn’t affect your gain/loss calculations.

You mainly just want to pass thru the cost, don't up price the tenant for usage/labor cost to read the meters etc. 

If you have a minimum water/sewer charge, that's usually easy to apportion - let's say it's $20/month for the meter, minimum, with no water usage.

Birmingham has good value adds, as well as the other cities you mentioned if you invest for the correct usage of the property & your goals. 

CON: It sort of cuts into cash flow unless you raise rents to accommodate high usage.