If my limited experience can help anyone, please ask.

Water bills used to be around $90, but now with all the suburbs having to pick up the slack for all those in Detroit that don't feel the need to pay their own water bills, the price went up.I'd look at companies that come out and sub meter and start changing your lease to include tenant paid water, or a monthly limit. 

Can they make private loans with or without a lien, invest using their own name, a limited partnership, etc?

Often when we speak of NNN we define it by either limiting items not covered, or including items like structural repairs, HVAC maintenance, roof repair, and general maintenance, etc.

In effect, the tenant would be disqualifying him/herself, or just simply withdrawing the application.

For now I am jumping from market to market because I am still starting out with limited capital and merely shift markets when I get priced out of an appreciating MSA.  

Or try to connect with other investors in your investment area, find a new pm and give them power of attorney in a limited use to fire and replace your current PM company.  

Set limits with your PM so they don't just do whatever they want.

One familiar reason is NIMBYs ...while it is important that local residents have input on new housing, their resistance to new development is "heightened" especially in coastal California, and it's slowing down the ability of developers to build more housing to alleviate the stress on the limited housing supply. - sourceAnd while the average project approval time for new construction is about four months nationally, it takes eight months on average in L.A.To recap, here are some of the challenges inhibiting development in LA:Getting entitlements for new development is expensive and timelyNIMBYism and the control of local communities over the planning process adds tremendous risk as a project could be stopped due to law suits, lack of approvals, or requirements which make deals unprofitableThe high cost of land and entitlements coupled with a lack of incentives restricts the pool of developers who can afford to developBecause it is so challenging to develop and because we have such a shortage of housing, developers can only make their deals profitable if they target high-end buyers, further contributing to macro-gentriction wherein only the affluent can own homesThat said, it isn't impossible for a developer to develop.

By having this knowledge ahead of time, they could negotiate and explain their reasoning while also knowing how much margin of safety they were comfortable with purchasing at.KRW 150,000,000 represented a fair price for the propertyBut at KRW 110,000,000 (plus furniture) our investors were severely limiting their downside risk.They tenant would provide most of the upfront cost.