Electric: is the easiest to split, but may require holes cut in walls to separate the units.Gas: gas lines aren't as flexible as wires, but it can usually be done affordably.Water: most cities will NOT install additional water meters on a property.

@Nicole ShoafLike you, we live in the Santa Cruz area but have investment properties out of state near Salt Lake City.

Hi Devin, yes my company does contracting work and we also work with the City of Birmingham on many projects..

I'd do what you can to keep yourself uninvolved with it....but still help your Grandma of course..A trip to the City (Planning/Zoning/Building Depts) will give you some valuable info.

I’m naturally inclined toward this area because it’s within driving distance of major west Coast cities (L.A., San Diego, and others)—making it feel like a “natural” choice for a regional traveller wanting to get away for a short weekend. 

Have a late fee in your lease.Leaving trash in the yard, tell them to clean it up because if the city gives you a fine, who do you think is going to pay for it?

Our house is the green roof in the middle of the green forest.  

Let's say the city cites them for violations and they rack up penalties and fines. 

Quote from @Hedman Maximus: I’m thinking about 1031 exchange , the town is a sleepy town , the same contractors and good tenants don’t last that long Where would you look (what city) to do the 1031, NYC?

Quote from @Tannia Castro: I would say the key would be to narrow in on an area (this could be a city if you are not from that area and investing remotely), or this could be a part of the city (some local streets) if it is in your backyard.