To answer your question about research I've done, I'm learning as I go, reading books and utilizing BP. 

If I am in agreement with the voucher let say for $1000.00/m, and if I am correct the tenant also gets the utilities paid by the government.

Or perhaps I simply run my life through a company that isn't actually in business - things like insurance, cell phone, cars, utilities, you name it.

All units are sub metered utilities which is very nice for me!

Louis area, may have originally been used to house construction workers, but that is merely speculation.The biggest issue with splitting up a property is the requirement to split the utilities.

I host the downtown luncheon for SLREIA on the third Friday of each month at Legends Sports Grill in SLC.

While I am not familiar with CA zoning, I know in some areas that a mother-in-law type suite is not a separate dwelling and must share utilities and often can not be rented out.I would confirm this personally with the zoning department, and not just trust the Architect, since you dont have previous experience with him.

I'm a little confused about converting utilities though.

Also, take into consideration utilities you will have to pay and routine maintenance costs too.

If you can better utilize your time in your career, that can be way more financially beneficial than the money you save with self managing.