Currently the water heater tanks are 13 and 9 years old, I plan to swap out the 13 year old one as at that age it is a time bomb.I pay for the water and the electricity to heat the water.Is it possible to pass some of the electric bill onto the tenants by installing some type of point of use water heater in the individual units (1 bathroom in each unit).I was thinking it might be possible to keep the water heaters at a very low temperature (say warm water, but not hot enough to have a shower for example). 

I hope we can swap info.

I know CA is extremely tenant-friendly, so you've got that going for you.I really don't like this swap security deposits with previous tenants business, but I don't know how a CA judge would handle this.

The predilection for greater amenities and community style living has made apartments more attractive than they have been to previous generations, so Millennials are increasingly swapping mortgages for leases.

It can be tough to swap out fixtures while residents are living there, but when a resident moves out, I'd recommend an ultra high-efficiency toilet(the Niagara Stealth at Home Depot uses only .8 gallons per flush, half as much as a standard toilet and about 38% less than what is considered a high-efficiency toilet.)

Trying to diy a 1031 even in a simultaneous or straight swap transaction is pretty much like a surgeon operating on themselves.

Given that it is short-term funding I am guessing it doesn't really matter too much.Are you trying to do a SFR to MFD equity swap?

If a property swap occurs of differently valued properties, is there any tax benefit to original owner of the higher value property?

So buy three Fannie Mae conventionals, then swap them into a commercial loan, then start all over again with the Fannie Mae Conventionals? 

That would be $50 to remove a tenant and another $50 to add a Tenant.One other thing in my policy: at least one of the original Tenants must remain in place for the full term of the lease and I'll only allow a roommate swap once per lease.