There's a few articles in the New York Times of how this is the new wave for investors and even seemingly 'private' buys.

I agree that it is important to abide by your contract and not overlook or wave items which may set a precedent and, sometimes you do need to train your tenants to do things they way you would like them to be done.  

Others use quickbooks or free accounting software like wave accounting.

After that, life might happen, but usually a good tenant will have the resources to traverse the waves...

Receipts By Wave – tracking expenses “I use an application (via both phone and web browser) called 'Receipts by Wave'.

Receipts By Wave – tracking expenses “I use an application (via both phone and web browser) called 'Receipts by Wave'.

Here in the east, with heat waves and humidity, it is common for most air conditioners to cool down between 10-20 degrees below the ambient air outside.

Assuming you don't plan to get inspections, there's no reason for you to have to turn the water on and you can simply tell her that you will be waving your right to inspection.  

The market is just getting ready for the next wave of selling.

. - IMO, we need to prepare for another wave of defaults form investors in the next few years to come if this takes place.