The question is: If my cousin is living there and using minimum utilities how do I divided the utilities once my parents move in?

Monthly rents divided by 1%. 4 plex with $3600 monthly rent/.01=$36000 maximum purchase price.

You won't have to pay for the inspection draws.

If this happens you would have 10% vacancy plus carrying cost. 4 months vacant divided by a total of 40 months rental.

Monthly rents divided by 1% = max purchase price

We've found that providing the washer/dryer is an amenity that draws higher quality tenants.

He may not need a real estate agent at all if he finds a good settlement agent/attorney who will draw up the contract for him, and speak to a good accountant first to get tax advice before selling the property, or at least ask some accountants on here if there are things he should watch out for tax-wise when selling a property that he purchased through a 1031 as there may be specific steps to follow or terms involved to minimize taxes. 

Liability Insurance, workman's comp, advertising, shop, truck repairs/fuel, tool expenses, employee benefits etc.. then figure out how many productive hours a week your company can actually work and divide the two to figure out just how much an hour you'd need to generate just to stay in business then try and figure out profits from there. #3 is just a poor practice in general.

One of the benefits I liked most about this HELoC is that it offers you the ability to lock in a fixed rate 3x throughout the 10yr draw period.

The profit will be evenly divided between 4 partners.