Some states such as New York require NY LLC's to be able to have the full recourse of eviction laws. 

Finally a fixed fee could work, but same underlying issue exist which is getting an accurate estimate of their consumption.I understand they're perspective, but I just feel like the tenant is just trying to cut corners.

Wonder if anyone has run into the issue I'm havingMy wife and her parents went in on a duplex together and the three of them are all on the title and loan.My wife and I are in escrow on a house in Citrus Heights.

Many of them had drug or alcohol issues.

This may not be something you are concerned about but it is important to know the laws / rules.With regards to going through the eviction process, this can take some time.  

This is only one of the issues in Minnesota.  

It sounds like a communication issue. 

A few important things I would be looking for:1) the experience and credentials of the broker who supervises the company as well as the lead property manager2) the services they offer and how they line up with your needs and expectations3) the use of technology to make their job and yours easier 4) if they have a landlord-tenant attorney on retainer to help guide them on legal issues (not to mention the creation of lease agreement, landlord forms and notices, etc.)5) their process and policy for a) listing, b) application, c) tenant selection, d) routine inspections, e) maintenance services, f) property and tenancy update reports to you, g) lease enforcement policy, and f) move-out process.6) property owner reviews (you can't always rely on Google reviews, because they may not reflect actual quality of the company, but still) 7) beneficial programs for both owner and tenant 8) a property management agreement that would indicate they know what they're doing and have the experience to know what matters in a PMA.

I'm looking for someone who is knowledgeable about San Francisco rental laws.

Also, a state law went into effect putting a cap on "non-exempt" properties tax increase at 20%: https://comptroller.texas.gov/taxes/property-tax/valuing-pro...