My piece of advise would be to check with the water supplier and see if there are any rate hikes planned for their large customers.

I have no idea how I made it almost totally unscathed. 20 or so properties made up of 1000 units spread out all over.

Are you still researching markets or have you made any moves?

@Athena Lei - I may not be "pro" status on this board, but can say that I do inform my property manager in advance that I want to be kept in the loop as to who the "top contenders" are before a selection is made. 

I use http://www.resimpli.com/They seem to be priced significantly lower and have great customer service.  

You have to become very good at marketing and client (not customer) service. 

Circa 2005-2006 I built a couple of spec houses and made a few bucks not really knowing much.

You can still do a full background check on your renters.It sounds like you have essentially made a duplex out of a SFH.  

You can't imagine how many customers get upset over this. 

Perhaps the flood made it so she can't hide some shady business, or she is planning some scam based on a flooded home, what other reason could she have for not wanting landlord to enter and evaluate needed repairs!!!!