I work extensively in representation of taxpayers before the IRS.

So, after a little more digging, I found out that all utilities except electric are included in the income apartments.

I didn't include utilities because it was my understanding that most people renting or buying a home tend to pay their own utilities.

How do you split up the utilities? 

If we rent the home to him, and he lives in it (legally, has utilities in his name, etc.), as a tenant, he can do work on the home without needing to be an employee, correct? 

An example would be to utilize a limited partnership to restrict the control that the financiers (limited partners) have.

The lease includes an itemized list of utilities including Water/Sewage, PG&E and Wifi.

How utilities were split.

He owns a house that has a "tenant" -- however, this tenant has NOT paid rent or utilities in 18 years (don't ask -- I don't know why my uncle allowed this to go on). 

When analyzing a potential deal, I've been factoring in the following:leasing fee (1/12th rent per month) PM Fee + 7.5% CapEx 7.5% Repairs Principle + Interest Taxes/monthInsurance/mo Vacancy (10%)... going with the thought that tenants in single family rentals will be responsible for mowing the lawn and all utilities written into PM contract.