The Heloc on your primary for expansion is inexpensive and pretty standard fare if you plan to keep the house. 

AND as long as individual power and water meters.  99.9% chance this is all illegal and only one power meter and one water meter which makes it difficult to rent to 3 different tenants. 

Seemed fairly standard.

The lease includes an itemized list of utilities including Water/Sewage, PG&E and Wifi.

The contract/lease can be any standard lease for your state so that it reflects your area's laws, and then you can just add to it as you see fit to reflect things like how utilities are split, parking, etc.

If your market standard is for the tenants to pay utilities, then I wouldn't factor those into your cost. 

Owner pays water and landscaping.

An attempt to notify the former tenant, storage of their items (with cost to the former tenant if applicable), is standard law wherever I've lived.

Owner pays water bill up to a certain amount. 

If I may suggest if you are looking for specific legal, accounting or some other specialty knowledge information my standard answer is based on my 25 years experience but with the caveat to always check with a local professional in that specific field.