Water paid by the landlord.The building has flood insurance too.100% occupancy.Tax for 2018 $ 3241.00Expenses run about $46,000 per year.

Anyone have a recommendation for a water submetering system for a small multi family property?

Nice quiet street near the water. 850 sq feet.  3 beds 1 bath.  

So April comes and he gives us a check out of new account for his back rent, water, lates fees and this months rent.

I asked my attorney and he "While the churches are exempt from taxes they are not exempt from water bill or city citations." 

On the other hand in-unit utilities (i.e. electricity, gas, water, etc.) will depend largely on occupancy since a vacant unit won't use any.If you're doing a charge back for a portion of tenants' utility then it will also depend on occupancy since it's likely a percentage of the expense (depending on how your metering is setup).

In just under 8 weeks we completely renovated the entire property: roof, stucco, windows, doors, trim, flooring, granite, stainless steel, new bathroom vanities, tile tub surrounds, pool equiptment, furnace, water heater, and so much more!

For those of you doing direct mail, SMS texting , Cold Calling or RVM - wondering if anyone has head of a data provider or list provider who can provide a SPECIAL list or data info on municipal water departments water turn offs / or where one or some of the following might have happen: 1) Water Meter was locked (Not Public Record info)2) Water Utility Department is owed funds and thus a lien might have been placed against the property (now Public Record info) This could be fertile ground and an indication of a more serious problem associated with a property. ~ Michael Morrongiello

I am a little worried with investing in SFR in Las Vegas, as the market does seem to be cooling off a bit though with rising inventory, but I guess that could be a good sign for buyers? 

You should see if the seller will lower the price.....THEN when you close on it see if you can raise rents.Just because it was built in 1989 you never should "skip over" fees such asProp Mgmtvacancy  (Yes it is occupied now but it won't always be)insurancerepairscapexof course debt service (mortgage)lawncare, cleaning and maintenance (Different from repairs)trashDo your tenants pay for water and sewer?