Utility costs change, usage should be fairly cyclic to coincide with the season.Once you have all of this data, you should be able to calculate a base rate per square foot, plus or minus for unique features, and arrive at a fair percentage of the whole to charge for each utility per individual unit, considering each units appliances and potential head count (2 per bedroom + 1).Your Rental Agreement should specify (based on what local law allows) the base amount of each utility included in the rent payment (for example, 900 kwh of electrical usage combined for 4 units), and that Tenant will be responsible for excess usage based on the percentage split you have calculated for each unit (for example, one unit might pay 25%, while a larger unit pays 35% of that excess electrical over 900 kwh, totaling 100% between all 4 units).

They may become interested in "investing" their profits at a later time, or they may become comfortable with the model they have succeeded at and just use their own excess capital to buy their future inventory, for as far as it will take them.  

The "excess" suspended losses will pile up on your books and can be used to offset passive gains.

.(* i live in one unit, free. and profit from the remaining 6.) currently my net rent is  more than I budget to live off of,  but not with  any sort of excess , yet,  to  allow me to retire. 

Sounds too much to me so not sure if it's true. 1 month free per each year seems excessive in my experience, that's more than an 8% annual discount in rent which knocks out any annual increases accounting for property tax, insurance, and inflation increases IMHO.Typically most concessions are seen upon signing of the initial lease, with any further concessions in renewals being negotiated or brought up well before time to re-sign.

If it is an excessive amount of Radon, or the property has an expansive basement or complicated layout that cost can increase, but I have never had one cost more than $1k.

My insurance doesn't cover this and if if they end up finding excessive wipes or something else in the pipes which absolutely not allowed according to her rent then it is her fault and I will have to figure out what to do with her at that point.

I think an LLC for each property is excessive, but some folks do it.

Why the tenant is awarded more protection than the Landlords, baffles me, but trying to put it all in the lease is a bit excessive and as stated only as good as the intent of the tenant is.

Seems a little excessive....