But I want them to recognize that I tried to help in a low/no cost way first...this has helped me have tenants who work with me to take care of small problems themselves with phone/text troubleshooting which they could have put on me if they wanted to just assign blame.

Given that the problem seems to have “coincided” with a malfunctioning water meter reading, as well as all the troubleshooting effects that have already been put in place, it is hard not to suspect something funny going on on the billing side.  

But, its too much to troubleshoot over a forum in my opinion.

If you agree to cover over a certain amount of monthly repairs ($250) then it's your business how you do that - handy man on call, home warranty, drive over to trouble shoot, a combo of all 3, etc. 

I’ve seen people look for mentors and I thought of a new approach; you share you real estate knowledge and I’d share my tech knowledge.Real estate is not particularly a techy field but in many aspects, software is part of our day to day, which can either enable us to operate more efficiently or slow us down and *annoy* us.So here’s my proposal - think of me as the family member who knows computers and can help you figure out how to troubleshoot your tech problems (or help with automation/other projects you might be thinking about) and exchange your time and knowledge you’ve acquired from real estate so far. 

I always recommend calling tenants and talking to them (time permitting) to troubleshoot problems before calling someone.

They do not help people figure out the locks, meet the plumber at the house, or troubleshoot internet issues.

Sometimes it is just easier to replace rather than spend too much time trouble shooting.

Things you might need a computer to troubleshoot, etc.If I'm an investor, unless I go to law school to be a real estate attorney, I'm not going to know every minutiae about all real estate laws every potential pitfall.

Hoping to find investor to flip some of these cheep homes.Im a electrician with 15 years been doing everything for 4yrs.Electric -done everything from service updates total rewires add outlets lights fans low voltage phone thermostat.( Anthony "Monk" Laurenza) electrical inspector told me to use him as a referencePlumbing- total replumbed houses add baths repairs replaced old cast iron drains used pex copper pvc repair and added gas pipe black pipe and gastight.repair/replace hotwater tanks both gas and electric.Drywall/finishing-repair drywall or plaster total guts went over old plaster textured ceilings.Trouble shooting and repairing furnaces/boilers-replaced furnaces with 90+, trouble shoot and repair pressure switch gas valves rollouts computers igniters .Paint-good at cutting in rolling (repair holes and cracks using tape mud 20min mud caulk)Windows/doors-repairing cutting glass and glazing replacing .replacing/repairing doors interior/ exterior.Also been doing maintenance on 30+ rentals for 2yearsNot much carpet, roofing,siding.Thank you, Travis [email protected]