I keep it simple, so the tenant pays all utilities and property upkeep (lawn care).

And the local utility company won't do things like energize  new panel box or turn on a new HVAC system without seeing the approved permit. 

There are single utilities, which have pro's and con's.

Hey Paul, I am not sure what software you utilize for managing your properties yourself but I would recommend checking Avail out, they will tailor a lease to your state and the laws in your state and provide a guide to the laws of your state.

Thus allowing me to utilize 1031 exchange.

I do think you make an important point about interacting with prospective tenants in person but focus on behaviors and relevant income issues.

Hi Matt,BiggerPockets is definitely the place to be to interact with local investors and agents for off market properties.

My architect and I sent them over assembly bill No 811 on ADUs and mentioned that the looks to be in violation of the bill quoting the following:"Accessory dwelling units shall not be considered by a local agency, special district, or water corporation to bea new residential use for purposes of calculating connection fees or capacity charges for utilities, including waterand sewer service, unless the accessory dwelling unit was constructed with a new single-family dwelling"They responded saying that this didn't apply to the ADU and quoted the following"(B) For an accessory dwelling unit that is not described in subparagraph (A) of paragraph (1) of subdivision (e), alocal agency, special district, or water corporation may require a new or separate utility connection directlybetween the accessory dwelling unit and the utility.

Prior to closing, you're interaction with many of your team members; GPs, LPs, attorneys, property managers, etc.. ensuring everything is lined up as best as can.

My long term goals are to utilize the BRRRR method to build my portfolio out of state (Arizona is currently a bit too hot, pun intended), and eventually move into larger deals.