You start running into more homeless squatters and neighbors being loud, drinking, and smoking weed in plain sight.

To save water, have the tenants share the shower, only take one bath a week, flush the toilet only after 5 uses, remove the water meter and replace it with a connector pipe (so no water is being metered), have tenants only use bottle water to drink and cook with, take showers at vacant for sale  houses where you have the key box code (make friends with your local agent), wash up in the morning in the bathroom at a local restaurant or gas station. ;-)OK, I am only kidding.The only appliance you have that can be replace with a higher efficiency unit would be the water heater.Bill the tenants for water use, make copies of the water bill and have the tenants pay per sq. ft. of the space they rent.Water bills for our family properties has always been a problem.Often times the meter is not read or miss-readIf you have your own meters installed, the burden is that you have to read it every quarter.

Im sitting here drinking my coffee, doing some reading on the forums, and would like to get some ideas in regards to building a solid team from those of you with experience in 'Buy-n-hold".I am a pretty handy guy, but I do not want to be so involved in that process that I am committing my most precious time, time spent with my family, to being stuck rehabbing/repairing things.I am not looking to self manage my future properties, do my own legal work, and although I am financially more intelligent than your average Joe, I would like to have some one who professionally does it/ knows the loopholes/etc. 

Sometimes we'll drink beer together if they are repeat renters. 

At 20 you have very little life experience, you have only been legal adult age for 2 years, you're still not old enough to buy a drink, or buy a pistol in some states, not old enough to rent a car, etc, etc etcHow long have you actually been working in the RE field?

The managing broker is not likely to be sued personally for a drunk agent hitting someone with a car unless he gave them the booze to drink. 

I would also love to have coffee (or a drink 😊) and discuss the industry!

We would also love recommendations as to where locals love to eat/drink/hang!

To make it creative, have a concession stand where people can get drinks or candy?

Illegal casinos and drinking parlors became widespread in Miami.At this point, almost anybody could invest in Florida, even without much money.