I purposely staggered the leases to expire 2 months apart, and I made them shorter so that I could get a feel for the tenants and address any issues with a new lease if they opt to stay on.

Since I'm not actually carrying a note, I would not have foreclosure as recourse, so how do I address it? 

@Bob Okenwa Thanks for the response Bob, I have heard of many other investors utilize 0% credit cards effectively for rehabs, and I do like that idea, I just have to make sure I have a solid plan to pay them off, like you said.

Or the most effective?

Address                       City         Year              Date    DOM/ CDOM Orig Price         List Price     Sale Price SP   % LP7410-7412 Della Cir     Sacramento   1978       02/09/18          5/5              299,000    299,000               300,000       100.337326-7328 Sakura Ct     Sacramento   1977     03/05/18         0/15             299,000    299,000               297,000         99.337413-7415 Della Cir       Sacramento  1977       03/08/18       11/11           299,000       299,000             295,000         98.667434-7436 Della Cir       Sacramento   1977       01/29/18       6/6              297,000       297,000             293,000         98.657430 Della Cir                 Sacramento    1977      12/22/17    153/153       328,888         299,000             285,000         95.327808-7810 Loucreta Dr Sacramento     1963      01/03/18      53/53         265,000       258,000             225,000         87.217909-7911 Loucreta Dr  Sacramento     1963     12/05/17      15/15        249,000         249,000             221,500       88.967918 68th Ave                  Sacramento  Unknown 02/22/18       5/5          189,900        189,900              190,000     100.05

Know any Federal, State, or City laws that may effect you or what you plan to do. 

I document everything, it takes less than a couple minutes to type up how a real issue was addressed or if the soon-to-be former tenant was just messing with me I type it into a notice to cease/quit.I renovate on vacancy.

One of the side effects of this strategy can be lower cash flow.  

. :-)  It sounds then like realtors (under NAR, etc. guidelines, nationwide...) are likely 'unclear' about a "non- transaction" (and that clause clearly only refers to "commission sharing" in reference to actual "under contract" clientele) and likewise my either 'promising' or 'gifting' (in effect) money or perks to someone who 'refers' a potential client they can't work with presently (when I can help that person, who may then become a RE brokerage and/or mortgage, etc. client later on, when they resell, or perhaps refer others they know, if the agent(s) HELPED THEM OUT) doesn't even seem 'grey area' to me, unless there's more 'legalese' (statues, legal precedent, case law???)

Also, where I invest, anybody can go online, enter a property address, and then see the latest water charge for that property.So, if I were you, first I will check if you can also find out your water usage and cost on your county's website.