It’s their full time livelihood to make transactions happen.  

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 ? 

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

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

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

I’m aware of this happening once previously last summer, but thought it was a one time accident.

The holidays are a magical time, full of family gatherings, laughter, and... real estate deals?

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.

Last time I checked, the prices did go up.

Sub-to has been around for a very long time.