It is not necessary to include language in a lease that is specified in the state regulations.

Make sure you know if what you are doing is regulated.

So, if you put a seller in violation of law, the seller's attorney can be looking at you, so will regulators. 

I don't believe doing 3 per entity will pass the it's a duck test by the state banking regulators. 

I like the idea of a bigger price and larger monthly rents until the option is exercised but the new Frank Dodd regulations may hinder that.

However, I know nothing about real estate regulations/laws.

BUT if there is not any meters to regulate each and every individual unit/apt etc then how does a tenant know they are being charged for the correct usage of a specific utility ?

Being "in the business" of doing something carries more scrutiny than an individual occurrence.Ultimately, it will be a determination by regulators and prosecutors as to what becomes a violation of law, not some wholesaler or some guru or anyone who lacks authority to call a duck a duck.

However due to the Dod/Frank, Safe Act I am a bit wary since I still need to do further reading on this...Since I noticed you are in the same state as I, I am curious (besides FULLY QUALIFYING the tenant/buyer so that they may actually acquire the home) how are you complying in regards to the current regulations (above)?

The first place to look is the Oregon Association of Realtors, or whatever it's called there, and the website of whatever government body or commission regulates realtors in Oregon.