I have advised clients in your exact position. 

That would be a little higher than I would care to pay. 

I have done what you are wanting to do for myself and clients. 

It's not unusual to have tenants paying $800 pm what would be a $2000 plus market rate unit.TOPA in any of the jurisdictions that have it doesn't really concern me.

Here's my situation:I own a duplex that is about 100 years old and my tenants pay for all of the utilities EXCEPT for city water (which comes out of my pocket each quarter).Both of these rental units could benefit from some plumbing updates throughout (e.g. - 1.28 gallon toilets, eco-friendly faucets, eco-friendly shower heads, etc.) as a way of helping this rental property consume significantly less water (enough to save me a few hundred bucks each year...

It sounds like you told her to pay yesterday, but didn't ask if she could pay.

You're in luck though, because we have a new client in the same county and I'm about to dig into county regulations next week, so I can pass on what I find out to you.

They pay all the utilities.

*This post does not create an attorney-client or CPA-client relationship. 

To make matters more challenging, my area has a low wage standard, making it tough to find opportunities that pay more than $10 an hour.