Keep in mind that while there is an exemption to the Fair Housing Act.....most states that have a state level Fair housing law do not typically provide the same exemptions as the national law.

If the water bill is $100 a month, increase the price by 20% (or whatever you decide is fair) to compensate you for the time required to split and bill and to cover additional use when tenants squander the utility.

Make sure the estimates are very detailed (scope, SF, $/sf, schedule, etc) to ensure that there is a clear dilation between contract work and change orders.

A quick google search of your state indicates the following regaridng timeline to give notice:30 daysFor tenants who have lived in the property for less than one year, or have a lease for less than one year60 daysFor tenants who have lived in the property for more than one year but less than two years, or have a lease for more than one year but less than two years90 daysFor tenants who have lived in the property for more than two years, or have a lease for at least two yearsI'd definitely touch base with an eviction attorney in your state to ensure you are not missing any steps and to have the attorney as a backup option in case the tenant does not vacate easily.

Being a townhouse most of them have CC&R's that you need to ensure you're following. 1) I got started in RE back in 2014 at the age of 20.

I'm not even going to show it to them.Just be careful that your prescreening questions/discussions follow Fair Housing law and are asked of everyone. 

I'll focus on maintaining the property and optimizing rent increases to ensure consistent returns over the years.

I do also want to ensure this doesnt happen again and if needed work to evict. 

Start small, build a reserve fund, and work with local experts to ensure your first investment is a solid one.Good luck!

@Todd Nguyen - while I'm biased, I think we have a solid product in California with good pricing and coverage, and it's still fairly available across the state (unlike the other carriers that are unfortunately leaving).