You need to tighten us your insurance, electric, and water bills. $80 is certainly wrong for each.

background: Four plex; gas and water by building owner. high cost; hard to rent?!

Any balances due, tenants with late payments still dueIdentify any existing evictions in progressCertificate of Occupancy from the City of LA9a Property Report Natural Hazards Disclosure Statement Copies of all current insurance policies and insurance company contact infoLoss run from the insurance carrier (my insurance broker requires this from seller)Copies of ad valorem tax statements covering the Property for the last twelve (12) months, if anyCopies of electric bills for last 12 monthsCopies of gas bills for last 12 monthsCopies of water and sewer bill for the last 12 monthsCopies of trash bills for the last 12 monthsCopies of any vendor service contracts (common ones include landscaping, interior cleaning, laundry, fire alarm monitoring, and pest control) Copies of any environmental studies affecting the property, if any.A list of anything that will not convey with property (common items include laundry machines and appliances owned by seller)Copy of current management agreementCopies of all existing surveys of the Property, if any.Copies of all warranties for appliances, equipment, utilities, roof, paving, pool, etc., if any.Copies of the last three years’ profit and loss statementsList of all capital expenditures in the last 3 yearsDate of systems updates, if known (plumbing, electric, roof, HVAC) Preliminary Title ReportCopies of the most recent title insurance policies, if any.

I know what when I turn a faucet on in the garage/effeciency no water comes out.

How do we stay out of hot water with the lender while remaining in our single-family house? 

My capex budget includes roof 25 year life span, floors 10 year life span, appliances and hot water heater 12 year life span, hvac 20 year life span, bath and kitchen remodel 20 year life span, etc.

@Shane Cummings the roof is less Then a year old the windows are up to date and it has a new hot water heater

The first moderate rain that fell in early 2019 resulted in my Mother’s creeks overflowing and her yard began to fill with water around her house.

My roof was destroyed and my house was leaking water.

Means you cannot replace roof, appliances,hot water heater, hvac, bath or kitchen remodel when necessary.