Most solvent tenants won’t want to risk an eviction on their record, even if it doesn’t happen until spring. 

I've done the same with trying to find the perfect vehicle, the perfect washing machine, the perfect property management software, etc.I'm better now.

But totally agree with teh wash out rate..

We are currently looking at duplexes with 4br 2ba, and it seems that historical utilities combined for these if the owner pays are in the neighborhood of 300-400$ a month.It definitely is a gamble in Northeast Ohio to take the time to install additional meters to pass on the fees to the tenant, but you are right that if it means I have to lower rents to compensate its a wash on income and a negative on the expense I accrued due to metering.

In some of them it's a fabric panel you have to replace or wash; in some of them it's more like the lint filter on a dryer (a plastic or wire mesh) that you just scrape off/wash off and reinstall. 

I'm sure they'd be grateful for a takeout meal on their landlord and it eases the burden of making a meal without a stove (and fewer dishes to wash by hand), even if for one evening.

How would I recognize you at the store, car wash, Starbucks? 

@Keith A.Pressure Washing,Very good money for just the weekends.

And yes, I am going to come out and say what Bruce and I both know, that those "GC's" who say hog-wash, they will use whatever materials, there just broadcasting how inexperienced they are because 100% of GC's come to land on this point that they, exclusively, supply materials, with experience accrued of the folly of doing it otherwise. 

Again mortgage broker is better, insurance agent is better, sub-contracting (pressure washing, tiling, drywall, flooring, painting, carpentry, etc).