The house needs some major work (roof, new heat pump, upgrading, etc).

What kind of heat is in the building?  

I have used 2.5 x rent at times but heat was included.

I've read that very heated post on Anderson Business Advisers and the use of a company's services, and used LegalZoom before.

You should take into account the expenses that go along with it, taxes, insurance, are you going to keep the utilities on you will need heat if you don't want pipes to freeze or you will need to winterize the property, if you are financing you will have those costs.

So tomorrow I'm headed to the property to look at the boiler to see if the water was high enough to damage the electronics or any other parts of the unit, and I'm planning to have a local heating company come out to inspect the unit.So this deal has already been crazy and stressful, but that's real estate. 

Nice guy but he relapsed and covered the heat lamp it the bathroom with a towel and left it on, started a fire, towel dropped and burned plastic tub, corner of cabinet, soot everywhere.

Their property value estimates are pretty poor but the crime heat maps seem much better.

Bottom line, be sure when you analyze the properties in Auburn you are not just considering cash flow, but also the resale value (assuming depreciation) after your holding period, and expect high maintenance/ CapEx expenses to include covering the costs of heat for the tenants (as many can't afford $100+ swings in monthly expenses, so you are better off paying for it yourself and keeping the rent coming in). 

This house didn't have a forced air heating and cooling system, so we're putting one in.