Some may prefer to utilize the convenience of technology while others want to maintain personal relationships.

Sounds like your rent is to low, I would double check what market rents are.I would get all the utilities in the tenants name.

My memory is that someone paid the utilities before I took possession but I can remember for sure....maybe I did paid them. 

They simply didn't want the property anymore due to the extensive legal issues that came with it and their father's past.

After that, join a couple of face book groups and ask around that town, what utilities are like to give you an idea on those numbers.

Generally speaking, your NOI will depend on many things, like number of units, whether you absorb utilities or tenants pay for them, etc.

I remember seeing a triplex where the rents were 2% but then looking at the property I found it was a single family that was split into three pieces, it wasn’t permitted multi-family, and none of the additions had been permitted when constructed, and the owner was paying over 800 a month for utilities.  

Alternatively, you could continue to hold and rent them out assuming that they are cash flowing well and either do a cash-out refi (preferable for your next buy/hold) or a Heloc (preferable for fix/flip or value add purchase) and utilize some of the equity to increase your holdings.

I really like the concept of being able to utilize 1031 to defer my very substantial SFR gains by reinvesting in fractionalized property interests managed by DSTs in larger Multi Family and Commercial properties.

Would have capital for rehab cost.Would like to utilize BRRR method once I become more compentent in REI.