We still have plenty of credit available and we use it on our daily expenses (i.e. food, gas, utilities) in order to gain some of the rewards but it tends to keep our credit available low.

any direction based on experience would be amazing - I feel like I have a lot of gas in the tank, no map, and I am on an eight way intersection in California XD

What we do know now:Tenant has changed locks.House has some issue with sewer gas coming up into the home, which may have happened from property managers husband plumber fixing pipes as we did a huge repair and it started around then.Tenant is now reducing rent by 1/3 legal in New Mexico because of sewer gas.People who we have tried to look at the property to fix the problem have refused to work there because the tenant is freaking them out and talking about lawsuits and looks like she is on drugs.People now keep mentioning drugs to us, but when we spoke to the officials they had no records of tenant other than a fresh eviction before our house. 

Landlords try to fight us at 1st they do the whole "i'm not paying for a tenants gas" yaddda yaddda.

But it sounds like you're buying more than one unit, in which case you should have gas and electric metered separately through your tenants account.

Originally posted by @Michaela G.:As

Everything except major tree removal.In addition to the sprayer, I would also buy a gas-powered lawnmower, a gas-powered string trimmer, a gas-powered good-sized woodchipper, and an electric chainsaw.

Ask the utility, out here Edison and our water, and gas companies have programs for landlords where the bill will convert back to your name when someone cancels their service, it is great. 

@Michael Le, @Michael Niemeier, @Bill F.According to the Greater Houston Partnership, despite a negative 10,000 in domestic population in Houston in 2017 (mainly due to oil/gas job losses), there was a positive 43,000 international and a net positive 33,000.

Today I got notification from Gas Company that the service on the property has been shut off 2 days ago per tenant’s request and it’s now under my account because I have a continuous agreement as owner.