After they left she called me, they used heat to kill the bedbugs and in doing so they literally melted all of the mini-blinds and the LVP buckled so bad that it all had to be replaced.

In the summer while the other half of the country is dealing with sweltering heat, i'm still hanging at the beach.

And now pipes froze cause no heat, and now it's $14k more to fix pipes, I gotta walk away" and "seller" says "like hell you will, you destroyed my property, you messed up my credit, now I'm getting foreclosure warnings from bank, YOU CHEATED ME". 

After you paid for a hotel for your tenants for the last week while the ac, the heat or the water heater was broken.  

You are correct that insulation is almost certainly a bigger bang for the buck in a heating climate.

Since yours is only water and heat I would recommend you charge 50% and lower the rent cost rather than factoring it into the rent price.

This includes, water, hot water, heat, air conditioning, cable, security system, snow removal, lawn care.

What we do for houses with heating oil , we measure the amount of oil in the tant ( There is a chart that tells yo how many inches equals gallons ) And the tenants pay that up front when they move in , the oil is now theirs .

It was a raised foundation and they filled the floor heating vents with dog food.....you can imagine...John, which do you think smells worse - dog poop or cat poop? 

This includes operating your heating and air-conditioning system as appropriate to reduce humidity, using appropriate ventilation, limiting evaporation of water, promptly removing any visible mold, and immediately reporting to us any leaks or other water intrusion into your apartment or any visible mold that you cannot remove.