Working with a local realtor that has a pulse on your market can help advise here too as far as the direction of your market. 

If you want to offer a "rebate" of some kind after they stay up to date for certain amount of time, I'm more inclined to go that way, but in general theres no real good reason to put yourself as the owner in the middle of the utilities unless they aren't metered in a way to bill directly.  

We have simple water meters that automatically log to a cloud database and generate a water bill directly to the tenant.

Depending on what your investing goals are you want to looking into self directed IRA vs. checkbook IRA or even better if you qualify Solo 401k.

I don't personally know any in California, but a web and Facebook search will point you in the right direction.

The Neighborhood Building Owners Alliance has put together a page with more detailed info and the ability to send an opposition email to all city council members ( nboachicago.com/nspo ) Please take a minute to share your disapproval even if you are not directly impacted by this ordinance.

@Francesco PizzutoIf anyone can point me in the right direction I’d appreciate it thanks 

If you’re using a mortgage to buy the property, most lenders won’t allow you to put it directly into an LLC—at least not right away.

I would suggest finding those who are doing direct mail to note owners and get assets they can't afford.

Direct investment, not a REIT.