For now I think we're going to just leave the old one in place until it goes out or the tenants see some type of spike in their bill.If I was doing this on a flip I would probably replace the unit.

My only thought being is there going to be another spike as the Apple campus moves forward...I don't know. 

Sounds like your timing was fairly perfect (considering the spike and current lack of inventory). 

We saw a spike in Q4:2018 and Q1:2019 but are back down in the low 2 months worth of inventory now which is where we've been hovering around for awhile.

(I own a good sice portfolio and we are leveraged with a very healthy equity share.)A stress test for your portfolio is basically a set of distressing circumstances, like a worst case scenario and then you look at your bottom line.What happens if:- you loose 30% of your tenants- rental rates soften- your competition starts giving out free rent- your adjustable rate financing kicks in- your annual capex spikes (well, this should not come as a surprise)- etcNow you don't look at this statically and say okay now I cam cash flow negative.

Your kindness back fired so may be you need to knock her back on her heels just enough (not too much then you got her lawyer to deal with) just enough to back off and pay you a settlement or sign something to get any portion of her deposit back. get her gone in an agreed manner   Did you ask for renters insurance in your lease? 

I know agents who couldn't empty their boot of sand if the instructions were written on the heel. 

The request for lease copy comes on the heels of a a request from them to do some repair on an electrical outlet.

There's lots of empty acreage of land across America for dirt cheap. 5-Start off building cabins around a lake or an RV parks overlooking colorful scenaty. 6-Price them for American working families and not for well heeled and monied folks.7- Make money on volume and not on margin

If an insurance company suspects fraud but can’t prove it, would they drag their heels and deliberate?