$700 for snow removal is criminal...in this climate snow removal is always a tenants requirement for properties under 5-units...all costs should be passed back to your tenants (within reason)...I would suggest finding a new company with a percentage-based approach...you should be paying 8-10% of gross income and your operating expenses should be declining year-after-year...on managed properties our goal is to get operating expenses to 20% of gross income or lower...and that is mostly routine repairs and preventive maintenance...Once the property is stable, operations go on auto-pilot...the biggest concern should be budgeting for upcoming improvements, capex and repairs

I am also setting all of my utilities and debt payments to auto-pay to a credit card - this will reduce my monthly bill pay from many down to just one credit card reconciliation. 

I have never done any business with them, but heard plenty.Out of curiosity, I just did one: it looks mostly benign on just the name, but Google also auto-suggests adding words like “scandal” or “lawsuit” to the search.

For landlords though, I think it makes more sense to use purpose-built software that has additional built-in features like the ability to set up late fees, auto-pay, income tracking, and other property management tools. 

State Auto is offering the best rate so far but I have never heard of them. 

We would like to move to another insurance provider due to multiple issues with Foremost:- Auto-canceled policies multiple times due to their auto debit process not working- Charged the incorrect policy amount- Underwrote policy as RCV vs ACV and won’t provide the audio recording evidence - Their website technology is archaic I feel like these are very basic expectations of an insurance provider.

For instance, subprime mortgages were fixed but, the banks in all of their brilliance decided to offer subprime in Auto, Commercial real estate, Business loans and other markets.

I use Bryan on my home/auto and Stan for my commercial property, but I believe either one can handle rental properties. 

As a landlord, I have the auto revert to keep the utilities on for the convenience of remodeling between tenants.

If they ever want to buy a house or get an auto loan, they might need to pay them off.