If you want to be generating leads from a website, SEO will help with credibility and long term visibility, and an attractive website will also help with building credibility and trust too.

My suggestion would be to cap your utilities at a certain amount and have Tenants pay anything over that amount.That will help you manage your expenses, and also allow Tenants to gage their usage each month, and make adjustments if they don't want to go over the allotted amount.As far as collection, provide the bill showing any overages and just have them pay for it along with their rent. 

Hope this helps.

Any advice is helpful, Thanks for your time!

Thanks in advance—your experiences will help narrow down the best fit!

Look forward to helping you in any way possible in the future. 

We’ve got the experience and empathy to help navigate even the trickiest situations. 

Randy  Thanks for the quick and helpful answer.

A LOC would help.

The best way to grow your business is to help people and give solid advice in the forums.