We attract high quality tenants. 

Any advice would be highly appreciated.Thanks

Which is why I pay more, for less cash flow in highly desirable areas.In high income areas, rent is a lower proportion of income so therefore your tenants have a higher capacity for paying higher rent because rent is less than 20% or even 10% of their income.

At the numbers you are talking about and where the market is heading you could pick up some very high quality NNN national credit tenant properties as commercial continues to recover. 

BAM Capital is excellent in identifying opportunities with a high "yield on cost" which reflect their experience to operate Class-A properties at much lower costs. 

I highly recommend an ACH service.

Failures: Had a house that burned down this month that wasn’t insured as high as I should have.

Highs in the 15s and lows will be 0 this week. 

It's in a rural town so I'm also worried that demand might not be as high as in more densely populated areas.I'm planning to call local banks this week to understand financing options and contact some contractors who might be interested in building additional units. 

The most common reason for a high water bill is a toilet that constantly runs or flushes.