Maybe your system of keeping track of conversations you had with your tenants weren't that effective, but you can always try new systems until you find one that you can keep up with and works for you as well. 

Otherwise, the long term Tenant can claim that you are stealing their utilities for the Airbnb.You can do a RUBS system where you figure it by square foot, and divide the bills accordingly. 

And there is no appreciation rate in the world that would have me risk 18 months of the Ontario legislative system.

Here are the questions we asked (I think I got these from a David Greene book but I probably inserted some of my own so take it for what it's worth):What experience they have managing rentals personallyHow many doors their company managesHow long have they been in businessWhat they feel their company’s strengths are.How they collect rentWhat systems they have in place to make things efficientHow long they have worked for their current company.What is the monthly percentage of rent they’ll take?

All other reputable ranking systems rate UCLA and Cal as top ten global elite research institutions instead of 25th in the nation.

Fence, security system, dishwasher What was the outcome?

Fewer accounts will help tools like mint.come or pocketsmith.com work well if you don't want a full blown system.  

Additionally, being able to detail out each unit of the rentals (ours are MF) and even attach leases and other documents is key.Lastly, is you take your time to split up the closing cost wire transfer in the system, you can keep the closing costs separate (Capital) separate from other transfers (Escrow, rent, etc.) and therefore keep your cashflow reporting accurate. 

By using a data-driven approach to all our property selection, staging, and pricing and occupancy metrics, along with an interview process with the owners, we have developed a great system for aligning with the right owners.

I'm redoing the HVAC system in a top/ down duplex.