Hi @Eden Rock Check with the county assessors office, to confirm.

A lot will depend on the type of construction and design you go with as well as your building footprint for 30 units, number of stories, site topography, parking layout and utilities etc. 

He then let me know that no obvious sources of a leak are known of in the home and no evidence of leaking is happening, but the high water bill is an indicator of a leak somewhere.This brought up a fundamental question that I wanted to put out to you and learn from you on:  if the tenant pays the water bill (it is in their name with the city) and there is  SUSPICION of a leak, who's responsibility is it confirm (and pay the fees that would be associated with confirming and/or finding the leak)?

I spoke with a property manager and they confirmed my 5% vacancy factor.  

I was told by someone that truly and zillow listing are not accurate and usually more expensive once you contact an agent, any confirmation to that?

That's a computer program designed to review comparable properties in the location by a variety of factors in order to determine what the value is.

In fact generally an appraiser will have no idea of the difference as there really isn't one.Financing as well will treat your home no different then a stick build, generally there is no variation available between stick & modular appraisals, financing, or real estate agents forms and processes.This is assuming that what you are looking at is a modular and not a mobile or manufactured home.Some of the early modular's had poor designs and looked like a mobile home down to the paneling in the walls.

I'm going to replace that tonight to confirm that's where the leak is from. 

A well designed solar system is designed to offset 100% of your usage based on previous 12 months' usage and conversation about future usage such as intent to buy an electric car, etc.A relatively small bill with the utility will always be there as there is a connection fee for the privilege of being attached to the grid.

When she moves out, make sure you get copies of the bills that could get attached to the house to show they are paid in full and call the city for confirmation before returning any of her deposit.