Hypothetically, if new tenants moves into property in August and transfer utilities in their name, would the true-up date change to August as well or would it continue to be May.

The issue is that it does eat into my free time, which is very precious to me (I also don't have a lot of it).If I want to exit I guess I can look for an institutional buyer at around 5% cap?

I would put some in passive syndications with responsible sponsors that I trust, I would invest some in the stock market, precious metals and bitcoin.

My first real estate investment was in Syracuse NY in 2005.I relocated to Augusta, Georgia in 2006 to learn with a multi-family investor/mentor.And then in 2009, I founded Auben Realty, which has grown from a small local shop to a regional presence with current locations in Chattanooga, TN, Columbia, SC, Greenville, Atlanta, Charlotte and Jacksonville.Recently, Auben purchased a property management company in Kansas City to begin our Midwest expansion.

Investment Info:

Single-family residence buy & hold investment.

Purchase price: $135,000

Cash invested: $40,000

3/2 SFH in a quiet neighborhood. LTR.

For those of us who used an spreadsheet in the past as @Chris Martin indicated preciously, appraised value is not an importable field anymore. 

Every conversation contains a precious nugget.

I'd been thinking, "I should be able to handle this myself--but now I have to really study up and make sure I don't do anything wrong, cuz now this precious squatter is threatening me with legal action--AND I want to avoid lawyer's fees."

Replaced the aging roof, renovated kitchen, bath and mud room. relocated laundry to basement freeing up precious space in the home.

Common investment choices include rentals, private placements, tax liens, precious metals, crypto, private businesses, etc.