I have a broker's license but have only utilized as a property manager and not a broker. 

The online rent collection payment system and professional email auto reminders, invoicing (for utility billing reimbursement and other purposes), property linking to specific bank accounts, maintenance orders, ability to turn on and off many features (can accept partial or full payment only), etc.

I'd ensure you look into sub-metering (splitting utilities separate at the meter so both can pay separate) or just factor that into the utility costs with increased rent.

Then there are the challenges with Section 8 tenants paying utilities and taking care of their rental property.

Ie I have some residences where each roommate prefers to communicate with me on their own, and then I have some commercial spaces with unique terms (ie water and utility reimbursement)

Getting past the method of utilization of the equity in the rental is the first hurdle I would like to figure out how to solve with everyone’s help.

This IS the market result of Rent Control's literally every single time it's utilized. 

Buy with seller financing with sweetheart terms ( assumable, 0% interest rate Seller Financed Note) and sell wrap note higher interest and or higher price for providing financing to buyers who would not qualify for conventional loansSell a property with an existing low interest mortgage utilizing a mortgage wrap.

Clear, professional, and documented communication ensures you maintain control of the situation while keeping interactions respectful and legally sound.3️⃣ Know the law and act decisively.

Since you're a REP and can fully utilize the deductions, you have solid fundamentals for cost seg.One option designed for residential REPs: room42.io does rules-based engineering.