We added septic, water, and electricity to two lots that had mobile homes on the lots.

My current move is take cash out against a property I own outright so I have buying power hunting for my 3rd this Fall.    

If you elect not to use your own realtor, or have your own representation as a buyers representative, then remember - the seller's agent represents what is in the best interest of the seller; they have a duty to you to be honest and ethical, but the fiduciary duty is to the seller.Since the seller pays the commission, there is absolutely no reason not to use a realtor; you can still hire a real estate attorney, but in terms of having more negotiating power, it won't be an advantage that I can see in your situation.Where are you from? 

Electricity, gas, water, sewage, trash, HOA fees and wi-fi should be included in the rent of the tenant.

There is water, sewer, gas, and electric in the street out front.  

This gives you more negotiating power and lets you see responses from multiple sellers so you can get better deals.

If you are putting it into another cash flowing deal, I think that is a power move to increase your leverage.

I worked in the hotel industry for years and when it was fight night or electric daisy carnival, or some major event, the city sold out.

That gives you 60 extra weekdays to get up to speed on stuff that requires a lot of uninterrupted brain power.

Best case scenario, everything is split out (ex. water, electricity, heating and etc.)