If its a multifamily then the average utility cost should be factored in when determining rents at the start of the lease. 

If I close a deal via a subject to deal should i rehab it before assigning a lease option to it.

We have staff; we can draft leases and do evictions when necessary; and my husband, brother-in-law/office manager, their retired father and a staff member are experienced In building/repairing.

Is that the angle to take or start talking about a lease option? 

We had a tenant for 2 ½ years, He was the only person on the lease, but in the application he put his son who lived there till last December.

Then, when they enroll in the local schools, I had to sign an affidavit certifying they are tenants, on the lease, and furthermore I'm responsible for fines, and reimburse the town for money spent on educating an illegal resident.

Would you do a lease on something like this? 

Where does one go to find folks selling ground rents (or I guess as their called "ground lease")?

I have a tenant with a lease that began August 1, 2017 and ends July 31, 2018.

They told me they are just breaking the lease.