Due to circumstances I ended up making this move sooner than I planned so long story short I now need to utilize the house flipping for living income.

Julian,I would say it is pretty typical in our area for the tenant to pay all utilities, as well as take care of lawn care/snow removal. 

Personally I would only because nobody wants to pay high rents with high utility costs, my coworker is going through that problem now, he’s renting an apartment but his November utility bills came in @$200 for a 2 bedroom, he’s not to happy with that, he also has old windows and no insulation, maybe others can weigh in on this, hope it helps 

I have been interested in utilizing investor Self Directed IRAs for some time for my Real Estate projects.

You're sacrificing cash flow (which actually produces a measurable return on your investment) for appreciation. 

I am looking into getting a 4plex and found out that all utilities are being payed by owner and the rent is not adjusted for this. 

I consistently see new investors get discouraged with their run-down investments that are supposed to produce tons of cash flow, but instead produce headaches and difficult tenants.

If you are looking for guidance find a top producer that is ethical, will give you thier time, and has what you want, there are too many crappy agents in the business, choose wisely if you go that route.

-Costs of street development and utility extensions (public water and septic)-Approval process for subdividing, what should I make contract contingent on to protect myself (approvals, soil tests, stormwater etc)-Is there a form of financing people generally use?

Loan Points: $4,687,500.00If the landlord pays all utilities the tenants will abuse it.