In my state if they don't have workmans comp they must have a waiver (this is for a one person labor) if they don't have WC then now they are your employee, so if they get hurt it is on your insurance, make sure you get this before they start or tell them theythat they will not be paid until you get proof of WCIf you can get references from builders and house flippers not the public bc they might love the guy but he did a bad job.

I'm thinking maybe the title company being used to close on property or any licensed real estate professional helping you with the transaction should be able to help you and provide proof to everyone of deposits made and by who.

You will have no proof that this tenant used this much usage as you only have one meter. 

@Wayne Brooks we have forwarded them an "As-is" contract along with the proof of funds via an attorney.  

Any broker with half a brain will require proof of funds showing at least enough liquid assets to cover your downpayment.

Yes, I have a bullet proof lease drawn up by an attorney.

I do NOT recommend REOs for new investors as the banks will eat you alive if you are not a real estate professional (and they require real Proof of Funds just to make an offer).Go find MOTIVATED SELLERS with 3 bdrm 2 bath 2 car garage (3/2/2) houses in the the BOTTOM 1/3 of MEDIAN VALUE for your area.  

. $0 debt. i've inquired at the banks about heloc, but have been turned away due to lack of proof of income. which type of lender should i use for this type of loan?

There are water proof electrical boxes available that can be retro fitted over existing panels &/or boxes.

Of course, if you offer cash on an REO, the bank will ask for a proof of funds in the form of a bank statement -- if you can't provide that, you won't even get to the point of a ratified contract.And while I can't speak for others, if someone makes me an offer and indicates that it's cash, I'll ask for a proof of funds as well.