Has anyone seen a drought addendum that clarifies any and all water-related fines due to broken sprinklers and/or not following utility guidance of lawn and water usage is solely the responsibility of the tenant? 

At the end of the year I send him a spread sheet with the income and expences broken per property.

One or the other feels like they're doing more work than the other, or start disagreeing over how much money should be spent on improving and upgrading.

How do I avoid getting a broken face? 

The septic inspection tank and load test went well however one of the covers was broken and needs to be replaced to get the system certification.

Rehab needed for rental – need to finish previous work started by owner, finish tile countertops, finish trim, install flooring in 3 bedrooms and kitchen, replace broken glass on 1 window, paint interior, install new door to closet, paint exterior, repair exterior wood rot, install new dishwasher, install new oven, install new microwave, clean/clean/clean (pets urinated throughout home).

There have been no up-grades to the property and in fact, driveway will have to be re-poured, entirely new landscaping (sod front and back) new fence. 

Are the utilities broken out for each apartment including the water?

@Domin Car  that's hard money to come by form private investors.. most private investors want short term deals.You should purchase the pro upgrade on BP  then put your request over there and spell out exactly what you want in very fine detail if you want to get responses.

Would like to upgrade my current living standard, but I can deal with the living conditions for a little while longer!