The daughters are paying all utilities, property taxes and other expenses associated with the property.

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. 

You aren't going to turn a single wide into a luxury home and get your money back.

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.