Now I know, and even keep the most common one in stock.

Make it an all-in price with utilities and fence all 3 properties in and make outside space all 'common area' with fire pit, barbecue.

Also its simply not that common in the dc area for renters to have renters insurance, so even if I required it, the tenant would be cancelling it the day after they showed me the policy.

well you can do it a number of ways.but the most common isyou offer on the property its accepted subject to your POF.. if you have your lender in tow.. the lender writes a letter and says he is going to fund..

You may or may not be able to get the utilities turned on.

I'm interested in long term opportunities for cashflow and would like to attempt to aquire a few cashflow opportunities utilizing the BRRRR method. 

Owner pays water and trash, tenants pay all other utilities. 

There is no big concern with either. pumps will last for many years and will typically result in lower utility bills which is a plus for tenants.

Do you own the property in an LLC or as tenants in common?

@Jack B This is a pretty common strategy buyers use to tie a property up.