Definitely want to utilize prospective tenants directly paying for background and credit reports during the application process. 

I’m moving out of the house soon and will be living rent-free with my wife at my parents' place in the Bay Area due to some recent life changes.Here’s a breakdown of my situation:Location: Sacramento, CA (4 bed, 2 bath, recently renovated)Current mortgage payment: $3,940/month (including escrow)Mortgage balance: $475,000Current home value: $515,000 - $535,000 (based on comps)Rental estimate: Property management companies are quoting $2,600/month (with fridge/washer/dryer included), but some websites suggest it could go for up to $3,000/month.Planned budget:$540/month for capital expenditures and maintenance$100/month for lawn careTenant to cover utilities (gas, electricity, water)7.5% vacancy rateWe bought the house thinking it would be our forever home, but with our current situation, I’m trying to figure out the best long-term plan.

I can estimate most of the cost, taxes, insurance, utilities, PM fees, and such and I know that should be provided in the expenses but when it comes to the actual maintenance of the property, what strategy do you normally use?

Hi, we have a second home in Oregon that we only utilize every other weekend. 

Primary house purchased cash $965000Spent $75,000 updating/remodelingOther holding expenses to date: $12,600 (annual taxes and utilities for two years)Home now appraised at $1,325,000.00 We are considering selling our primary house, finding another primary that we can live and flip again over two years.

You have to audit all of their accounting because inevitably late fees will change every statement, utilities are sometimes billed back (or not at all), and god speed if you have a delinquent tenant.

Has anyone utilized this strategy for a longer term and have any feedback? 

And don't even get me started on utilities.

You would then do the math to remove that exemption and see what the resulting yearly tax amount would be.Since it's your first time being a landlord, it might make sense to utilize a property management company or agent to find and screen a good tenant.

Are they separately metered for utilities, or can you bill back to residents?