The licensed plumbers do not get permits for water heaters, I have never heard of one being red tagged solely for not having a permit so I do not get permits (and know no one that does) for swapping a water heater.  

I'd hate to see you lose all your belonging to water damage Ms.

However once all was complete, the tub and toilet water still had a yellowish tent to them.

There's no way I can keep the house above water with that rent let alone consider any positive cash flow...so I need them out!

My rental condo in Asheville, NC was spared damage from the flood, but when the city finally turned the water back on a few days ago, they somehow overpressurized and blew out a fitting inside a wall. 

For example, I have a subject property that has 1682 SF on the main floor and 810 SF of finished basement (the majority of which is about 8 feet in height with the exception of some bulkheads to hide the mechanicals) and 271 of semi-finished basement that is a utility room basically (washer/dryer, freezer, hot water heater, furnace, some storage).

.$275000 with 25% down, taxes $4080, insurance is 3000 yr and rents is $3800 month, Water $400 mth. 

If you have a swimming pool check out the water pump system with aerial hoses.  

However, I think some upcoming life changes may be the right opportunity for me to dip my toes in the water in real estate investing.I live in Pflugerville, TX (25 minutes from downtown Austin) and will soon be moving to Portland, OR, for my dream job.

They'd also probably be more aware of how much water, gas, or electric they are using when they have to pay the bill after each cycle.