Neighborhoods such as Fitzgerald are being redone by the city with 167+ lots to be made into gardens, play areas, or revitalized lots.

They grow gardens, have kids swimming pool etc Which is why i am considering installing meters and bill them directly

You can look into Buena Park, Some parts of Anaheim, Santa Ana, Garden Grove and San Clemente.

I told tenant to fix this by hiring a gardener to do the work and reminded her of her responsibility, yet nothing was done, so received a 2nd letter from the city. 

@Todd Moss you can still deduct mortgage interest from a rental property, and you also get depreciation, which could be hefty in your case.

I own 45 rentals in westland, livonia, redford, garden city. i am also a broker. contact me if you want to work with me.

I'm based in Garden Grove, and have been driving my neighborhood to develop a list of prospects.

But I can also tell you with 100% certainty that if you list something in the Triangle, Union Park Gardens, Cool Springs, (northern part) Little Italy, and of course Trolley and you're priced right.

It's townhouse style garden apartments, 2bd 1ba in a C+/B- area. 

Through Garden State MLS How did you finance this deal?