She saw a dead cockroach in her bathroom (Pest control does come to the property every other month and in between if a unit needs it).2.

Regarding volume discounts, a lot of it is in your control.

We now have statewide rent control so I'm not sure how this impacts my ability to charge back their full allocation of utilities.

I have an in-house property management team and it works - I like it because I can control costs, be quick and actionable on delinquencies and other things that may come up.  

Does it include taxes and insurance, yard maintenance, pest control, HOA dues (if applicable), utilities you have to pay, property management, and trash pick up? 

Harden up, and have some cash set aside for things like this--it's just part of the business, and not quiet at the "Horror Story" level yet.It can get way worse.In the future, be careful when vetting possible renters.See some of the postings in this forum about renter vetting.As to your question directly, what you can and can't do, and the associated dates are controlled by your state, (and and maybe city) laws of the property address.Maybe posting the property state and city will help responses.Bend Oregon will probably be different than Las Cruses New Mexico, which will probably be different than many parts of New Jersey.Good Luck!

As the person providing that 2nd lien against the property, if that property loses value for ANY reason (and not all of them you control) that means my loan is automatically underwater being in the 2nd lien behind your financing to acquire the property.

Seems like they now have much tighter control over the entire ecosystem since they also manage for other subsidiaries (Hotpads, realtor.com, etc), which make it hard for an all-in-one service to manage. 

We like kwikset 816 control key smart locks.

I end up spending money on services that save me time or give me my time back to control.