However Arkansas is one of only a few states (I think) that requires the electric company to purchase your excess electricity at the same rate they sell it back to you at.

If it does all tenants, including tenant B, must allow the others to live their lives without out excessive disturbance.If it doesn't you have lost a valuable tool in helping you to manage this situation and retraining your tenants.I am not sure I would hold a "group" meeting as this could very quickly deteriorate into a non-recoverable shouting match.

Make sure all railings/ gutters are secure, no crumbling masonry ect.You can also opt to add a personal umbrella if you are going to hold the property in your name for excess liability protection.GoodLuck!!!

I have avoided areas with excessive restrictions or crazy HOA dues, and they're out there! 

If you are borrowing private funds you will need a letter stating as such and be prepared that they may ask for proof of funds from your relativeYou are supposed to occupy within 60 days for the period of one year unless there are extenuating circumstances such as excess repairs. 

By digging in the probate office I found an interesting property:The owner did not pay property tax in 2006 ($494).A local LLC company purchased the lien certificate with a huge excess bid ($22000).The taxes were not paid in 2011 ($1010).Another out of state LLC company purchased the lien certificate with a $3845 excess bid.The 2012 tax have been paid.The local LLC company purchased a lot of tax certificate until 2009, then it stop to purchase.

For example, I have tenants who have utilities included in rent with a cap at $100 so if they go over they pay excess. 

Account Closed  while I understand your sentiment you also live and work in a market with excess housing.. houses that cost less than cars etc etc. .plus of course you have high end homes.But even dogs in our neck of the woods are 250 to 400k same thing you would pay 10 to 20k for in areas of Baltimore.. what works there does not work on the west coast.. while some of what you mentioned is certainly tried and true RE one oh one.. just a little different setting here Is all.Mary, if your serious about this you NEED your license just the savings when you buy and on the list side will create huge amounts of profit when your working in our markets.. plus you get instant access to MLS and you don't have to rely on anyone.. for the life of me I can't understand who anyone would not think its a benefit to be licensed in our market if your intent is to buy and resell homes that are in the 500 to 1 mil plus..

The big problem is banks want this excess inventory off their books as quickly as possible.

The simplest way is to add a fixed amount to the rent while making sure that the tenants are still on the utility in case they use excessive amounts of power.