In many jurisdictions, this is an illegal step, even if the tenant agreed in writing to transfer utilities .

@Curt SmithI'll make a really broad statement, if you do want to do one or two sandwich lease option deals a year it's not a big deal as far as being licensed, this is only my opinion but I think most "departments of real estate" could care less of 1 or 2 dealsThe big point I'm trying to make is if you want to do 50 to 100 of these deals a year, there's no way around not being licensed in most states because you're acting as a major business operation, there is a pattern of similar business activityAnd I've said this over and over, all it takes is for you to get a negative reputation at the department of real estate in your state which will stain your reputation from being licensed in the future; all it takes is one real estate broker to write a letter to the commission and now you've got headachesIt's prudent just to get licensed and build a business you can be proud ofA sidenote:  I think a lot of people on BiggerPockets think that if you are licensed it stops you from doing creative deals,  that's not true at all.Regarding sandwich lease options on nice houses in nice areas, Dodd Frank excludes your relationship with the owner as an investor, if your subleasing and sub optioningI think there's a great opportunity for you getting rent credits and doing creative contracts with your owner as an investor with sandwich lease options, but don't be broke and not have some reserves like 3 to 6 months in case the tenant buyer doesn't pay you when you sub option and subleaseAnother issue is be careful of who you let into the house and make sure the tenant buyers  work on their credit and save money for down payment and they truly want to be homeowners.

My first thought is that although they may be functional, for resell appeal it would be best to have these re-routed to the ceiling.

There are many forums on here and ive used the search function, but am having issues finding the exact same questions i have so i decided to post instead. 

I have 4 portfolio lenders that I use and there are times when 3 of them are not writing any loans.  

In the past, I have heard that some banks sell notes as fast as they write them.

Can you write in the lease a statement to address tenants trying to get around the no pets policy with doctors notes?

So can I write a new lease saying that the rent must be pay in full on the 1st of each month and if check arrive after the 1st a penalty of $75 will be taken off their deposit and is that legal at all?

A couple days ago I took a break from reading to put some quality time into writing (at least the first draft) my business plan (basically where I intentionally stopped, a couple days ago). 

I think, I tried to edit and it said the time was expired and that I could only add a comment.One of the things I have tried with not much success is writing the post in MS Word and then posting to the reply window.