Get to the root cause of why the tenant seems unable or unwilling to pay her rent on time.

-advise cleaning the kitchen nightly with soap and water.

Root of the problem: "The lease does not have a utility cap."

I like doing the a/c & d/w. say no to shower doors, tenants do not like them. they don't want to clean the tracks or deal with soap scum on the doors and they feel that they are unsanitary.

It sounds like the root cause is the tenant screening process, or lack there of, as you mention.  

Ok I understand, sorry I did not see the intial thread before my soap box lesson.

A rinse problem is usually related to the type of soap.

Perennials, on the other hand, regrow from their roots each spring, which would make them "real estate" property, as they are part of permanent flora that is part of a piece of real property.

Some you can barely put a container of soap on they're so small!

:Contact whatever licensing board is appropriate and sue them in small claims court.Had a similar situation at my daughter's rental property, where the PMC did the video scope that found cracked sewer line blah blah.We hired someone to snake the pipes - problem solved for about $100 as opposed to the $5,000 they were quoting including tearing up the street and city permits on and on.Yeah, we bought a triplex and the old landlord had the pipes snaked once a year for $200 to clear roots.