While you may be willing to live without heat/ac or hot water for a week.

I purchased a new furnace and water heater for another unit.

Hot water heaters are tankless and new.

I believe it is completely reasonable to have a clause in your lease that places a cap on utilities with any overage (proven by a bill) being the responsibility of the resident.Our clause states that any electrical bill (we don't have gas, and water has never been a problem) that is over double the same month's bill from last year will have the overage assigned as a fee.It is important to keep your bookkeeping straight if you do assess a fee.

Solid curtains, water fountain in the backyard, adding trees at the property line nearest the freeway, white noise generators are all other options.

Quote from @Chris Seveney: @Charlene Kingsnorth have you had an sec attorney also review what you are doing as if you're are having multiple people as part of a loan participating in it depending on the state this could get you in hot water - so be careful  good point Chris some state allow fractionalized deed of Trust mortgages other do not or require PPM like documents prior to offering them..

I read that as meaning that a $100,000 property can have $15,000 of deferred maintenance as long as its not immediate roof work, outdated wiring, mold or water issues.  

Do any of these STR insurance policies cover against fire, water, wind or hail damage.

City water with one main at the street and how will they bill. 

The home was in rough shape—think mold, a hole in the roof, and years of water damage.