Age of roof, electrical, plumbing, heating, sewer?

The tenant paid for the signage at move in on the initial lease, but I'm responsible for electricity and maintenance, as the signage is well lit at night. 

Detailed annual expenses include:  vacancy rates, specific tax rate, 10% for property management, liability insurance, sewer, electric and gas, snow and lawn care.   

Even the LADWP is a pain to deal with and anything electric can linger for months if not years in this cityFor that reason, i would recommend to absolutely avoid any interaction with the city unless you do really heavy work that would have significant impact on the appraisal like maybe adding bedrooms and bathrooms or adding lots of square feetThe current system doesn't reward doing the things by the book; you actually will be way ahead doing things on your own and just comply if you get an order to comply one day (very unlikely anyway).

Detailed annual expenses include: vacancy rates, specific tax rate, 10% for property management, liability insurance, sewer, electric and gas, snow and lawn care.

@Justin Heitter, you can see actual electric/gas costs for an address here: https://www.myavista.com/your-account/moving/high-...WSG should average $65-75/month/door.Management will probably average 8%, depending on your manager.

Consider property taxes, utilities traditionally paid by the owner in that area (water, trash, electric, gas, ...), repairs, maintenance and landscaping, costs to service the loan, etc.If your friend would become your tenant, would you be willing to raise the rent on her? 

My wife recently purchased an 8000 watt electrical ceramic kiln, 240V 1 phase power, 33.6 amps.I am installing in the basement of my home (owner occupant, not in a municipality that requires an electrician's license):1. 50 amp dedicated breaker in the panel, per kiln manufacturer's recommendation.

Is Electricity an expense for the landlord here?

James..Mechanicals, heating, cooling, septic or sewer, water source and piping, electrical and upgrades and roofing for a few.