Larry thank you for your response and advise.

Whether its REI or any other category, I feel the ability to actually connect with someone is what will make me want to potentially work with them down the line.Thank you for your response!

As a long-term rental owner, I'd consider renting to you for this purpose but would definitely want a premium rent to compensate me for the risk.  

I have been listening to the Bigger Pockets podcasts ad nauseum for several months now while I work for my father (when I'm not working with clients I keep the money flowing by doing so) and one of the main things that I have taken away from all of the guests is the majorities' response to the question of "what do you think separates successful investors from those who give up, fail, or never get started with investing?"

Meaning you pay the bill but then you send an invoice to the tenant therefore making them ultimately responsible for the water that they use.

Thanks for the response.

I really don't know my way around BP website so sry for late response but thank you

His response was that yes, the T6-8/T5 etc allowances will be applicable even to a property under 5,000 SF.

That usually yields a response rate of 10-20% calls back from interested sellers, after sending 1-3 mailings in my experience.

Thanks for the response @Andrew Boettcher