Its ok if the water bill is in the landlords name - just have a utilities charge, separate from the rent, in your lease.

You can search Kunversion on Youtube for some basic tutorials...its quite incredible and no extra charge with eXp.  

I was looking there to invest a year ago but was told by some realtors/investors that there is rent control capping the amount you’d be able to charge.

. + Persons operating camps and trailer parks where charges are made for rental only of real property are exempt from the tax.

Another option,  if you have a website is a 3rd party credit card processor.

At a minimum, I want to leave every person I speak with a business card so they have a way of contacting me whenever they do decide to sell their house.  

One of the strategies i have seen in the past was sending post cards or some sort of material to agents that recently got licensed.

There's a .01% chance they come knocking on your door to check if you live there, so take that as you may.As far as the property management goes, make sure your numbers still work with the prop management fee (typically 5% - 10% of gross income, call around and see what companies will charge).Good luck!

For example, I sent out some post cards to cash buyers in my market and one of them called back and asked how did I got his information.

They typically charge 1 full months rent and usually a minimum of $900-$1,000.