Which utilities can I legally require the tenant to pay?

I'm looking for a guideline on what it would cost for utility hook up for an ADU

I’m researching alternative industrial uses where access to substations, fiber routes, and zoning flexibility are key constraints.Curious what others have seen in terms of:- Counties most open to non-traditional industrial uses- Typical setbacks or zoning hurdles- Utility engagement at early land-evaluation stageNot looking to pitch anything, just trying to understand how others approach feasibility.

I've purchased a number of homes with utilities off.

Quick BackgroundMy spouse and I are 100% disabled veterans in Northern Virginia (close to major employment companies/contractors/tech hubs, Reston Town Center, Metro).We both work in tech, but my spouse will stop working soon(burnout).Goal is early retirement + passive income, not building a huge portfolio, which seems difficult in this HCOLAWe’re not handy, but spouse is considering leaving Tech and going to school full time for carpentry utilizing Post 911 benefitsHave around 150-200k in liquid capital We realize that when one spouse leaves tech, the ability to really pay down a mortgage will be greatly reducedCurrent Property (Owned Free & Clear)Estimated value from Zillow: ~$776,300 (does not include massive kitchen renovation)4 bed / 3 bathEstimated rent: ~$3,500/mo (without renovation included)Scenario 1 (Leaning this way)Use a VA loan to buy a smaller primary residence locally (0% down).

Okay, (imo) utilizing financing to profit is the least utilized strategy; but a close second is the straight optionI’m not referring to the lease option that some use successfully when leasing a SFR to a tenant - I’m referring to a straight option to purchase.Let me provide an actual example. 

It is connected to the duplex, hence wide the previous owner or the current owner for now agreed to pay for the utilities.

There are two ways one can utilize these “creative” strategies.  

The one thing that differed was utilizing the "Vault" which is a system using a whole life insurance plan as a way to become your own banker. 

I would be happy to explain the program and how it works and how you can utilize it for a specific Denver property or in another city too.