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.

I'd say first start with conventional mortgage regulations at the state level to ensure you're not in a brokerage activity.

It is advisable to do your due diligence and ask about such things as how long have they been in business, are alternative assets their sole focus, are they BBB accredited and rated, are they a regulated financial institution, have they ever been sanctioned by any regulatory bodies, how many accounts and how much in assets do they administer?

My lender has informed me that there is a new regulation for jumbo loans that an individual can only have a total of 4 mortgages.

It's a good idea to look at the rules/regulations around the utility company.

Although hard money has less regulations than conventional loans- the gov. would rather us work with LLC's because businesses are seen as 'smarter' investors.

In IRS Announcement 2014-15 the IRS indicates that it intends to issue a Proposed Regulation that provides for only one rollover from an IRA in a 12 month period (upholding the recent decision by the Tax Court).