While we were onboarding the property to the system and trying to figure out the automated sprinklers, he was out there every day watering the lawn by hand, stopping the buck and taking personal responsibility. 

Repairing damage to the property caused by the tenant or the tenant’s guests (beyond normal wear and tear).Cleaning the rental unit to return it to the same level of cleanliness as when the tenant moved in.Replacing or restoring personal property or appurtenances (fixtures) that were provided by the landlord and damaged or lost during the tenancy.Here's a link to the full California Law: https://www.gowhale.com/security-deposit-laws/california

the way to go about it is turn it over to your insurance and get the police report.. sometimes insurance will then subjugate the claim and go after the tenant criminally I had that happen on one of my rentals where the tenant did 40k in malicious damage on a new construction home I purchased in MS. 

In your example, $250 in utility bills is much cheaper than $2500 to fix frozen-pipe damages!

The meters are read electronically with 3g and you get great reporting in their water scope platform.

Don't forget to change all your faucet aerators and shower heads to low flow it makes a huge difference as well as far as water usage and saving HOT water. 

I would also look at the availability of public water and public sewer, if not at the site how far away are those services.

some roofs, tree damage and trash strewn around. 

Don’t assume that you will have water.

Side note; if you google 46218 the only photo that shows up is a gross water damaged basement.