After some research, I discovered the Tenant in Common (TIC) strategy.

As utility costs rise, commercial real estate (CRE) investors are increasingly turning to smarter, more equitable ways to manage shared expenses—especially in multi-unit properties without individual utility meters.

Also here in Pennsylvania, there is a state law that common area electric like exterior, halls, and basements must have its own meter not on any tenants bills. 

Using an average utility expense is futile because you don't know the age of the furnace, HVAC, hot water heater.

Generally I want the tenant to be responsible for all utilities.

Here, the most common mistakes I see DIY BRRR investors make are underestimating ARV and repairs.  

For a common MLS purchase, it is far too high.

This is very common - key is you should not pay top dollar for a property managed inadequately- if it is a steep enough discount then it might be worth it but if it's selling as if it's professionally managed it would be a no go for me

What is your Utilization? 

I have also utilized the owner-occupied 5% down house hack strategy to get into deals when money is tight as well.