But to date, I've just set my rents at a rate that accounts for me having to pay the water bill - and informed the residents that each year I'll increase the rent based upon my expenses (including water), so keeping the bill down helps me to help them.But one problem this could cause is if increasing the rent to cover the water bill then places your rent above the market rate.

.- The accounting feature is rock solid.

Commingling trust accounts is the number one way Brokers lose their license as such I NEVER had a trust account.. but then again I never did PM just general brokerage..

Free ACH rent collection on apartments.com and Rentmanager for the accounting elements.

I think we are competitively priced, so most of out tenants have been renewing, but we plan to test higher rents in 2025  for our larger apartment buildings to account for the steep increase in insurance prices.There have been A LOT of new apartment buildings put up recently in the Cedar Rapids metro area, so depending on the class of tenant you have, maybe that could account for some of softening you are seeing? 

This is a question for your attorney and accountant on how you will manage the company etc.

You are basically removing the cushion of a savings account and using the HELOC instead as your bank account.

Read these posts:https://www.biggerpockets.com/forums/51/topics/1122635-the-s...https://www.biggerpockets.com/forums/51/topics/1075919-five-...And this is my advice on finding a real estate accountant here on BP:https://www.biggerpockets.com/forums/51/topics/1222774-expla...

I looked into your account,  and it is just as I suspected.

They said I'd be free and clear and account will be closed.