The real issue is that they didn’t have a plan to monitor usage or set up protections to minimize costs during the eviction process.Ideally, the PM could’ve done things like:Limit access to unnecessary areas to reduce power use.Install smart thermostats to keep heat at a safe minimum.Request a utility cap in court during eviction proceedings (if allowed in your area).Bottom line: It’s less about the utility switch itself and more about proactively managing costs once the tenant overstayed.bro what? 

I have great tenants but my property taxes have increased significantly so my net cash flow each month is reduced.

It’s hit and miss, really need to deeply understand what they offer, if they will work for you or against you, whether they sign the lease or you (I prefer me, to reduce that lock jn). 

If I don’t hear from you in the next 10 minutes, I will assume you aren’t attending and I will move on to my next appointment.Using this system as dramatically reduced any wasted time I used to endure as part of the showing process as well as giving me data about their timeliness/responsiveness/respect for others' time.I often schedule several viewings at a time, 15 minutes apart. 

That is a 3.4% cash on cash return in year one (7903/232000)Year 2, reduce 7903 by 5592 because there won't be property tax break so that is $2311, or 1% c/c return in year 2 (2311/232k)Year 3, reduce the $2311 by $4930 for PM fees for a net loss of -$2619 per year or a -1.1% c/c return in year 3 (-2619/232000)Essentially, these numbers are so far off of pro forma and there is pretty much zero wiggle room on these numbers. 

If you pay two years' worth of property taxes in 2025 (January and December), both payments are deductible on your 2025 return, potentially reducing your taxable rental income significantly.

Many Realtors will suggest purchasing a property using a FHA Loan, to reduce your out of pocket money.

If your objective is to reduce your own tax burden, you are in essence confirming they have no valid AP claim.

Here’s a streamlined perspective:Your current approach, putting more down upfront, minimizes risk, increases cash flow faster, and allows you to build equity while reducing overall interest.

That can be used to buy down the mortgage rate or reduce closing costs.