The water is billed to me and then the cost is passed on to the tenant. 

Youll find out through time, trial and error that almost every lender can offer the same terms the one that will stand out is usually the one that is most responsive and transparent with their process.

It's completely legal that's what I do I pay the bills to the utility company and send a copy to the tenants and collect the 60/40 split from them each month

Send her a bill and give her 30 days to pay in full.

@Malik Javed have you heard anything promising about the bill languishing in the Senate that would reestablish the 100% oin bonus depreciation?

Some examples are;-County website for actual prop tax bills-Tenant estoppels-Actual utility bills-Bank statements and tax records-Verify insurance premiums with your carrierSome say "Trust, but verify," I say "Trust that someone selling you something will only show you what you want to see.......So verify."

@Bill J Fay Can be of help!?

She makes an account for her owners and then bills them off of each clean.

They are much safer, less error prone, cleaner, and aesthetically pleasing.

(Don't buy stuff just for the sake of lowering your tax bill, it's not worth it)