It can get pretty expensive what would anyone suggest or should I write the lease so that the next tenant depending on time of year should I do not include a specific utility and adjust my rent because of it ? 

@Argel Algura.Congrats first on your last.year and how much you have accomplished in a short time period. 

.: In CA it is a violation of CSLB business and professions code 7159(d)(5) to execute residential time and materials contracts.

It's great to be prepared and have your duck in a row but we don't even start discussing eviction until they are at least a month late or behind by 1.5 months of rent. 25% of the time tenants are going to be late and about 10% are going to be late consistently.

It will save you time and effort. 

Those should not need attention (in a perfect world) for some time. 

Hey Dean,1st What would you do, so you wouldn't make the same mistake a third time?

I’m having a hard time reconciling your title and what you’re actually saying in your post.

 @Jason Dubon Jason, that’s awesome—you’re already taking action, which is half the battle!

We are wanting to add to our real estate investments, but are having a difficult time deciding which market to consentrate on.