And then have everyone sign it, including yourself, and everyone gets copies.And Tenants C and D need to pay the FULL pro-rated amount on Oct. 1st. 

As an attorney, I represented developers, REITs, multi-national corporations, and local governments in all aspects of real estate including asset acquisition, development, leasing, and disposition.

My total bill last month was $2800 which put's me on track thus far for over 33k per year not including tax returns.I should disclose that I have another business that keeps me traveling pretty much half the year.Our Real Estate business operation looks like this:Property manager handles tenants and collects rents, he deposits all rents into our accounts and coordinates the rent roll with bookkeeping, they cut him a check for his gross collected rent management fee, bank statements are automatically sent to CPA's office for them to reconcile against business credit card statements, they also handle 95% of day to day financial operations from there to include paying contractors, setting up utilities, paying company bills ,bank deposits etc. for 4 and now 5 entities with the short term rental llc.We have a initial goal of 100 doors so I it's pretty easy to see this cost jumping significanly in the not so distant future.

I don't think I have seen a "Top 5 Places to Invest" in the past couple years that didn't include good ole Music City.

Water companies are responsible for everything before and including the meter. 

NOTHING else, including baby wipes, medications, kitchen towel, tampons, and, especially, cleaners such as draino, Clorox, etc. should be put in the toilet. 

You need to include a PM fee (10%) even if you self manage.

You might contact some lawn care providers, and get estimates of cost of providing Lawn Care Services, and give tenants the option of taking care of lawn, or having it included in the rent (Estimated Cost + Markup).  

The bank will have to be included in any lawsuit you file but unless the land significantly affects their collateral, in my experience, they don't really care. 

Some neighborhoods of DC actually went up in value during the housing collapse including Shaw, Petworth, Brightwood, Trinidad.A much more likely scenario than a market correction is prices continue to appreciate, and interest rates continue to rise.