Then talk to them about what you want in the lease, they can advise you if that is something that is appropriate, or if it is excess or a violation.  

Most of the mathematics I have seen this far don't seem to indicate much excess cash flow in buy and hold properties.* Often new investors are advised to stay local when making their first forays into the market, however what do you do if the areas which interest you the most, the ones that seem to be experiencing the best growth and appreciation, are distant?

Currently, I use part of the rent excess to pay my monthly car note and cell bill.My potential partner is successful in the CO concessions industry but I am not too how savvy he is in REI.  

I would love to put some of this excess cash to work in other properties. 

It doesn't sound like they did a lot of excessive damage. 

The notable exception is if you buy at the top of the market and need to sell at the bottom, but that is why you need a "margin of safety" in the form of excess equity created by a "killer deal" to insulate you from the short term market fluctuations.

In Florida for example, MHP tenants (when > 50% are Tenant Owned) can vote that a rent increase is excessive and take action to keep them lower.Looks like you've got your bases covered for the most part.

Still, <5% per year in taxes does seem somewhat excessive. 

@Dawn Anastasi I also prefered not to put water in the tenants name until we got some high consumers now we either pay it and pass through the cost or include it but have an excessive use charge.

As for the late fees which you found out are excessive, you likely just won't be able to get a judgment for that since it's above what the law allows.