Also, the water has already been shut off in my eyes.  

What is your favorite restaurant?)

It is a restaurant that generated $6,000 or so a month in rent and NNN costs.

We are in walking/biking distance to several bars and restaurants.

If you turn down the hot the unit will over heat and shut off, then you have to turn off the hot water to reset the unit and start over.

Take the money and shut the door behind this mess as it leaves your property.

If you have limitless energy, why not do both to jump start your investments :) A bit broad of a response but feel free to PM me with questions about certain sub-markets or for great restaurants and hiking trails.Welcome to Washington!

I have had good luck meeting local investors though my REIA, take them to lunch, ask them how they started and then shut up and take notes.After you understand the process, focus on the deal.

We are in our early 30's, like a walk-able neighborhood with shops, restaurants etc. 

The usual remedy for bad landlord behavior is moving (just like not going back to a bad restaurant) but you’d probably have to document the action and your reaction if you plan on breaking the lease over it.