I doubt the buyer will have any extra funds to cover the spread in option 1.

i live in ca so i know i would have to foreign file here in ca. im sure it will be an extra expense having a foreign llc but am willing to overlook the extra expenditure if it will ultimately protect my assets BETTER than what a california llc can do...looking forward to some words of wisdom. thanks in advance

Some people may have a formula for this, but I feel like it is an individual decision, and said formula would be individualized to some degree.If you don't like renting in that neighborhood, find some comps and sell for as high as you can.

The buyer has no extra funds to pull from.

My new plan is to not advertise that they are included, and then charge an extra $25/month if they want one installed.

Well Brian ethics and what it entails is subjective on an individual basis.If you are an astute buyer it is not your job to protect the interests of the seller or school them.What constitutes a fair and equitable deal is in the eye of the beholder.The law and ethics are two very different things.

Nice thing about ETC is the bill pay feature as it allows you to make payments w/ no extra costs for regular processing.

Even an individual owner of real estate has to answer to someone, or some group (bank, spouse, heirs, etc).

So, if you rent the high dollar retail space for 5 years, you get 15,000 "extra" space.

If the units are individually metered, what utilities are the owners usually responsible for?