@Bruce Kozak We have been using a model from Niagara Conservation which scores 1000+ on the MAP test.We've deployed over 30 of them in the past 24 months and have had only one issue - a faulty fill valve, which was promptly replaced.

Costs us nothing and if the tenant pays via ACH, it doesn't cost them anything plus it gives them the option of using a credit card to pay (with 3% fee to them).  

what if you gave them the refund. then the 15th rolls around and there are problems with the move. its president's day weekend. i am not sure how they are going to move yet if they are using a public service (u-haul, movers, cleaners/ maid service) i'm sure there will be a hiccup in their plans. it sounds to me that the tenants are rushing into their plans and may not have thought things through. 

I'll keep fooling around with it.Are you using a tablet or phone?

The problem is we don't want to tie up our cash so was considering using a mortgage.

Also, I have not found anyone who I am comfortable with using as one who would come do yearly maintenance- tough one.    

Thanks for the prompt replies, and for confirming that these need to be filed using a schedule E.

It comes down to using a "self-sustaining and repeatable" system.

Are you using a Google Voice number?

I keep track using a spreadsheet what was where.