In the end, refi to pay back the HELOC and roll everything into a new loan on the property.As with the original posting, I too want to utilize the HELOC for rehabs since I am not able to finance that portion with a conventional.

I have a few that receive discounts for services like @James Wise mentions.In an environment of ever increasing utility costs and rising taxes, sometimes the best I can do is raise a good tenants' rent by, say, $25, then include an addendum with that rent raise that 'reduces' their rent by the same amount for continuing to pay on-time and in-full with no neighbor complaints.  

Hello,I've been looking for creative methods to utilize the funds in my Self directed IRA to purchase Real Estate.

But in general, if you have a piece of land with utilities already running into it, it should be much easier than going with bare land. 

I realize you have been utilizing the site more than I thought. 

I didn't include utilities because they are charged to the renter.From what I've read, the rule of thumb is between 45-50% expense of rent.

It's a family that's paying $600 in rent and paying utilities, as well.

Just want to cover the increased utility cost and not have to deal with maintenance or money collection on the machines.

You may need to utilize cash and/or private financing to build a track record for your business.

The way the VA allows us to buy properties is a huge benefit and I'm surprised more vets don't utilize their benefit as effectively as they should.