If it is registered with the town as a legal 3 family, than there is no question that you can rent all 3 individually.When it comes to utilities that is more tricky, you can chose to include utilities into the rental amount (which technically could help w Sec 8 since the tenant gets a percentage of their rent covered and if it has utilities includes that can take some additional burden off of the tenant).

Whether that's a percentage based commission or a fixed amount is irrelevant.

The only fore closures you will see are from those that where WAY over leveraged, which will be a very small percentage.

Possibly a debt to income, percentage or something?

Obviously some percentage of People will do as you say. 

What is the percentage split of distributions and profits?

For example, Retail Opportunity Investment Corporation (ROIC), which is a REIT composed of necessity-based neighborhood shopping centers, anchored by national or regional supermarkets and drug stores located in densely populated areas with strong income fundamentals across growth markets in the western U.S, has dropped by over 46% since the start of the year - down almost 20 percentage points more than the SPDR Retail Index ETF.

Can you say with any confidence what percentage of the tenants will pay rent? 

A basic but great formula to figure out what you should be offering on these properties is just a flat percentage of whatever the highest ARV is.

Only issue is rates are higher and they’re giving out a slightly lower percentage of the appraised value but still moving forward.