Paying a plumber extra for an off hours call runs your bill up.

You also pay all your bills and any cash needs from the HELOC as well. 

As to "bill o brady", you should do some research like I did.

but its hard to say its from that, or that guests are getting smarter and looking for direct billing sites to save money on Airbnb and VRBO fees

I'm guessing it's out because she failed to pay the bill (utilities are in her name), but PG&E of course won't tell me anything.I've sent a 3-day notice to Pay or Quit. 

I will avoid this $37,250 tax bill if I sell it now (I believe it's taxed at 15%).It was my intention to hold this property for a very long time (10+ years) as Austin was been appreciating nicely, and it's cash flowing at ~$750/mo.I don't plan to buy any additional properties at the moment. 

I would personally not do that, since I do not like my tenants to have "surprise" bills.

Where do you currently live and do you have evidence living there (Utility Bill, Lease, Mortgage Bill?)

Electricity bill increases to 5%?

A credit score of 523 is basically a guarantee that they do not pay their bills.