Which is more cost effective/efficient. 

What steps would you recommend to minimize damages and resolve this issue efficiently?

That equates to lost time, money and energy.  

I had to write 18 checks and fill out 18 single page forms (local government efficiency at its finest) yesterday to catch up. 

It keeps your asset, but rising costs and no property management may stretch your time and energy.1031 Exchange into WA: If local management and long-term appreciation in WA fit your goals, this could work.

They provide flexibility and efficiency, especially for experienced investors.How have you found the terms and structure compared to traditional options?

Here is a guide for our water company that walks you through it:  https://www.portland.gov/water/water-efficiency-programs/fin...I'm guessing it would be pretty similar for you, and if you determine that there is a leak by looking at the meter, then you may want to hire the leak detection company.As someone else pointed out, maybe just ask your tenants as well if any toilets are running or "ghost flushing" or if they have noticed any drips.Good luck!

Gann, JD (“Rick”) is Managing Partner of 1031 Capital Solutions, serving the Pacific Northwest from the firm’s office in Lake Oswego. 1031 Capital Solutions’ mission is to provide tax-efficient strategies to real estate investors.The contents of this article constitute neither an offer to sell nor a solicitation of an offer to buy any security which can only be made by prospectus.

What am I going to do if a guest uses too much energy... nothingThe goal is to run MTR for a few years and then convert to LTR.

Also consider that green energy is not universally accepted.