This clause won't have your entire lease thrown out in court.

Hello,After the 3 days notice to not pay the rent on time do I have still give 30 day notice to evict them or after 3 day notice I just go the court to file claim no need for another notice?

@Greg Dowdell I haven’t done this, mainly because the landlord in RI is ultimately responsible for ensuring that the property has running water and sewer, which in practice usually means s/he pays the bill to ensure that’s the case.That said, you can certainly try to bill it back to the tenant, but if they don’t pay you will end up paying the bill anyway because if the water is shut off then you will have breached your implied warranty of habitability, and I believe it would count against you if you ended up in eviction court.So, basically you have to hope that the tenants are good enough to care about paying their water bills consistently, but not so good that they google (or ask) around and find out it’s ultimately the landlord’s responsibility.My main concern as a landlord would be how it would play out in eviction court. 

If you do not do it, you could get fined, and if you need to evict a tenant the court probably would not hear your case.For billing back water/sewer to tenants, it's best to keep it in your name, and then just send (or email) them a copy of the bill each month.

Assuming the rents you think you can generate in the future, the expenses you think you will need to cover future rents and any capital costs needed to be invested to produce future cashflow are all in the Buyer's court. 

@Anthony RosaWell it’s going to cost me a lot more than $200(loss of rent, not sure if they damaged anything, court costs for the eviction, etc) but that’s definitely a glass half full kind of perspective!

Setting up the estate plan in this way keeps the Client's property out of probate, thus ensuring the property is not distributing according to the probate court.

So essentially they can't take the tenants to eviction court because there is technically no one that owns the property right now.

Outside of that, the only other charges I would typically see are for them to appear in court for an eviction or if they need to visit the property for something outside of the norm. i would recommend getting some recommendations from other investors in your area and I think it's best to use a PM if you're out of state and would rather focus on investing.

Since you will have to file in CA and pay CA taxes by virtue of living in the state already, that would likely be your simplest and most hassle-free option.Your rental contracts will all be according to CA laws, and you likely would want any of your LLC disputes to be handled in a CA court as well, so, also good reasons to form a CA LLC.