Under complete duress, the owners put in a new but cheap air conditioning unit in 2017  and they have been told several times, a new furnace is in order.

Eventually you have to go up in the air. 

Small cottage, 598 sqft, getting it for $63,500 (was listed at $72,500) with seller replacing the whole A/C system (compressor, condenser, air handler, furnace, heat pump) and him paying all my closing cost.

I'm looking for buy and hold multi-families, but down here I might be more interested in Air BNB rentals.  

We added central air to an already ducted split level for less than 5K.

however the house does not have central heat and air, nor does it sewage. should I run on this deal and my first investment?

however the house does not have central heat and air, nor does it sewage. should I run on this deal and my first investment?

No doubt.I would recommend researching more the Air b&b and STR in San Diego..starting mid 2019 things are changing around here

I'm already in the thick of things, so I don't feel like I'll have time to create an LLC or  some other business entity out of thin air.

Put yourself out there, like the 'shotgun theory' in sales, keep shooting in the air and something will fall.