. - Have the location be somewhere we actually want to be (We love the outdoors. 

The doors will cost $800 to replace.The lease says the following regarding maintenance of the grounds:"Tenant shall at all times, maintain the Property in a clean and sanitary manner including all equipment, appliances, furniture and furnishings therein and shall surrender the same, at termination hereof, in as good condition as received, normal wear and tear excepted.

Getting shut down after  a few months of operations and then having to deal with the fact that you just dropped a bunch of money in furniture sucks. 

HOA covers all outdoor maintenance (roof, yard, siding, trash) HVAC was replaced in the last 5 years.

If not renovating - start looking for furniture.

Furniture, computer clothes.

I've heard of (1) another investor who has private lender financing to fund 100% purchase price + light rehab + furniture with 5 year term at 10%, (2) someone else who has an institutional line of credit for similar projects at 7.5%, (3) another investor who was able to raise a blind 10 yr pool of money for corporate housing properties at 6.5%.

Based on what I could see through the windows, there is some furniture in the house but I don't  think the utilities are turned on.

I chose CBC because the environment is great and they have a great outdoor patio.

Thing is, this house was poorly remediated, they didn't cut high enough or even let all the furniture, belongs, etc. to air out.