That would be glorious...lol quite honestly to get a longer contract and have them turn into longer term tenants provided they are good of course.

Crossing the lines may not provide proper liability protection.Personally, I just kept my SF rentals in my name and got excellent insurance coverage, $500K per property plus a $2M umbrella.

Dallas-Fort Worth offers growth and opportunity, but smaller markets like Sioux Falls or Des Moines provide stability.

Again, this is only based on info you provided so there could be a lot more to the story for the good or bad but I can only comment on what was provided. not sure many are thinking rates are going to drop much in the next year.. seems like one would want to know how much they need to drop to see if the plan will work before putting good money after bad.

Is anyone aware of any of a property management tool that allows PMs to give discounts to tenants who enroll in autopay (similar to how major US phone providers like do these days)?

Connecting with experienced investors or joining local real estate groups can provide valuable insights and help you avoid costly mistakes.

Recognizing their critical role, the Best-Performing Cities (BPC) index evaluates the relative economic performance of 403 metropolitan areas, providing valuable insights into the strengths and vulnerabilities of these economic powerhouses.The BPC index utilizes 13 key metrics, combining labor market conditions, high-tech industry growth, and access to economic opportunities.

An LLC when properly formed and administered provides separation and protection of assets that are outside of the LLC from the actions of the LLC.  

I have no idea who I should reach out to for help, and I just do not understand how this person no longer responds to emails or returns phone calls.I hope someone can provide some guidance. 

The utility company doesn't manage your property...they provide paid services until they're not paid anymore.