Some services are $149 flat fee, or 1% to put on MLS and some a d event going down to 3%, which is 1% for themselves and 2% for buyers comission...In most cases, I prefer do it myself for few weeks because i like the co tact with client and i have many creative solutions, lendersetc.... and maybe list it later... unfortunately too many realtors dont have any investment aide numbera, or experience, so they dont understand my thinking... usually they are not thinking outside the box on how to structure a deal creatively, put  restive stuff in descriptions, adjust terms quickly over the phone with potential buyer, etc...But of course, everyone has to make money.  

A compromise here seems like the perfect solution.

I can't put in a new tank for fear that they will come back.... the complete re-plumb is going to cost me about $2200 to $2500.This business is all about having problems, then solving the problem, then systematizing the solution.  

Keeping in mind that there is probably private family history undisclosed, I would say: why don't you guys try to talk about it more, in a different setting and environment, in a different way, understand what are each other real problems and find a solution that would help both and creating value for the both and of you and keep being a family before going through all this legal "crap"?

You asked to solve a problem, I gave you a full proof solution that 100% down will cash flow, plain and simple.

Any solutions to secure the meters, yet still accessible for service?

Property management approaches will vary based on the property quality, location, tenant quality, etc... it is not a one size fits all solution. 

I know that the solution to this problem is simply to start making offers that will bring me good cash returns.  

DeWitt proposed a solution to me that you could give a try (I have not done it).

I found several old forums related to this but none that seem to answer mine and likely many other landlord's needs and I am hopeful that there is some newer technology that can provide a solution.