Drill out the lock and replace with your ownhire a clean up crew off Craigslist to remove all clutter have a dumpster ion drivewayturn on utilities 

Simpler Operations:A single unit means fewer moving parts: one HVAC system, one roof, one set of utilities, one tenant relationship.

Further, they’re utilizing leverage of only 20 -30%.A little further out on the safety scale are medium risk REITS selling at 30 -50% discount to NAV, and yielding 6 - 11%.  

Real Estate is an inflationary hedge, particularly in an evolving economy re-valuing scarcity and utility.

At similar rent levels, most tenants will pick clean, new, efficient, and low-maintenance over extra square footage that comes with higher utilities and more “wear-and-tear” feel.

Factors like equipment age and efficiency, utility costs, lease terms and remaining lease life, local competition, staffing or attendant requirements, and deferred maintenance can significantly impact true cash flow.

The lot rent is $395 and residents pay all utilities.

If it’s not trackable, it didn’t happen.Automate 90 percent of categorizationBank feeds categorize recurring expenses automatically once you teach them.PM fees, mortgages, utilities, insurance, landscaping, etc. should all auto-classify.The only manual entries should be one-off repairs or CapEx.Log receipts immediatelyI snap a photo and upload it directly into the accounting app.Five seconds now saves an hour later.The people who batch receipts monthly usually fall behind once they hit busy season.Schedule one 30-minute admin block per weekNot for “paperwork,” but for:reviewing transactionsmatching receiptstagging anything that needs clarificationThat’s it.

I hope my below response give you some guidance on how to mitigate your risk of a problem tenant:Tenant screening is one area where doing it yourself or utilizing a company that offers "Instant" reports create more risk than it saves.Why DIY screening is riskyPaystubs and bank statements are easy to fake and don’t prove ongoing income.References are often friends or family and rarely objective.Pulling records yourself can create Fair Housing and FCRA issues if decisions aren’t consistent.What solid screening should includeIdentity verification before running any searches.Criminal and eviction checks using multiple data sources, not just single databasesIncome and employment verified through direct payroll or bank connections, not collecting paystubs or bank statements.Manual review by trained FCRA professionals to avoid false positives.Judgments and liens, which many providers skip and no longer appear on credit reports, even though they often signal serious financial risk or property damage to previous rental units.DIY screening and instant reports feel cheaper until it isn’t.

Flat monthly utility reimbursement (most common)This is what you’re already thinking about and it’s usually the cleanest solution.• Calculate a 12-month average of total utilities• Divide by unit count (or bedroom count if uneven)• Charge a flat monthly utility reimbursement as a separate line itemExample:$600 total utilities ÷ 2 units = $300 per unitYou might charge $150–$200 per unit and absorb the rest.Pros:• Predictable for tenants• Easy to explain• No submeter install cost• Works well when rents are below marketCons:• Owner still carries some usage riskThis is very common and generally accepted by tenants if disclosed clearly.2.