They don't trim them at all on their side and there are huge branches fully resting on electric and cable wires, just ready to snap.  

So $3000 in repairs before we even get a full first month's rent.Then, she calls back to say the foyer ceiling needs to be "taken down" and an electrician called because they are too scared to turn on the electricity.  

Hi all,I have a rental with 2 2BR 2BA.After some new tenants ( 2 guys ) moved in the Electric bill for both units ( 1 meter ) have gonefrom average 65-85 to over $200 the last 2 months !!!

Adding a simple clause to your Lease Agreement similar to the following may save you a ton: Tenant is liable for any damage caused by the occupants of the property including, plumbing, electrical, and acts of vandalism.

A "fact sheet" with who to call to transfer over electric, water, etc...and if those aren't transferred by then, no keys.I also talk to them about communications.

If you need to pull permits, you may also need to get ready to make sure that the kitchen is up to code, plumbing- and electric-wise.

The thing that bugs me is they don't obey their own stated rules.

Water is usually the hardest. a lot of time even in a building that has separate electric and natural gas metering, the water is still common, or the Landlord's responsibility.

I'd imagine you'd take care of the roof and foundation first, then plumbing and electrical work, then rip up the flooring, then do the kitchen and bath work?

I have a spreadsheet that I made with different utilities and expenses that include taxes, insurance, water, sewer, garbage, electric, gas, internet, lawn/snow, HOA Fees, vacancy, repairs, CapEx, prop. management, mortgage.