No mailed check or pick ups.Purchase price 300k and owner is giving 20k towards upgrades/repairs etc  Plan is to install surveillance cameras, lights, paint doors and shutters, 2 water heaters and new signage and minor fixes etc.

During that time, there was a water leak at the property (vacant property) and the water bill was over $5,000.

Having lived in a super hot market in the past, (DC in 2004) like Denver is now I have to agree with @Jean Bolger.  

I have a property I just (yesterday) spent $1800 on putting in a filtration system to remedy bad water.

You might want to start the eviction process with the notice to pay rent or quit and see how she responds...she might just move out..and if not, follow-up and get her out of the property.I don't think you can start removing items from the property...you'll likely get it hot waters!!

Since 2009 I have self managed the house we bought because we are under water.

Many investors start off "too hot" and either overdevelop their first property or spend their money too fast - either of these behaviors will shut you down, and you won't even be able to fully realize your short-term goals.  

I like to use one gallon of concentrated bleach with two gallons of water and a cup of TSP.

Legislation to end this abusive, excessive, and illegally applied fee was pursued in Colorado several years ago but was watered down and then killed by HOA property manager interests.

Plan to rent the house for between $1200-$1300/month.Rehab Needed: The house is in fairly good condition overall (solid foundation; new high efficiency furnace; newer water heater; updated electric), but we are estimating $25k in repairs.