It's a complete roll of the dice when you switch to the smart meter, so this doesn't surprise me....it could go up or down depending on the actual water uage.  

Hello everyone, I'm new to the group and I want to say hello to you all.

Show the math on paper.

Between the time associated with making the investment, tied up capital and associated stress involved, even if the investment breaks even or produces a small gain most would look back and wish the money sat in their account until a better opportunity presented itself.

The biggest reason I would advocate for mixed use is for the reasons you mentioned, the leases are longer, but also the general "issues" around tenants on the residential side don't come into play as much or at all. 

Next is regulations, checking with city to assure it's legal to do. 

I do the same tropes of things in the Tampa Florida market.  

You’re definitely on the right track by planning to open separate bank accounts for each property and the holding company.

I would be very careful with a lot of course or guru in general right especially a price tag like that what I would always recommend reading the contract and see who is the person more in favor and if its not you then dont sign up very rare to see someone actually benefit from a course.

We now are looking to create an LLC and setup the necessary legal documents to protect both parties and layout the terms of the agreement.