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.

Regular landscaping/yard care (mowing, edging, trimming, fertilizer, weed control) will be provided by ____(check one)____ [   ] Landlord  [   ]  Tenant .For all Tenants:a.Tenant agrees to keep yards, walkways, patios and decks clear and to keep premises free of junk and debris.b.Tenant accepts liability for all landscape damage and/or replacement of such, if caused by neglect, abuse or lack of water.c.Tenant may plant the beds adjacent to their dwelling to their liking, but only with those plants that are of appropriate size and type for the beds.All plants brought or caused to be brought to the property by Tenant will be cared for by Tenant.d.Tenant agrees not to cut or prune trees, hedges and shrubs.This will be Landlord’s responsibility.e.Tenant agrees to properly dispose of all plant debris and agrees to not leave such on the property.f.Landlord will consider special Tenant requests for planting and removal of plants, shrubbery and trees, but reserves the right to determine the make-up of the landscaping.g.Tenant agrees not to grow marijuana on the premises, indoors or outdoors.For Tenants of single family homes only: a.Tenant agrees to mow, water, and keep the grass, lawn, flowers and shrubbery thereon in good order and condition, applying fertilizers and weed retardant as needed. b.If Tenant fails to keep the landscaping in good order and to follow these guidelines, Landlord reserves the right to hire a landscaping service at Tenant’s expense (after a 10-day notice to perform covenant).c.Landlord reserves the right to restore the landscaping to its initial condition, as it was at the time Tenant began occupancy, or if improved during Tenant’s occupancy, to the level of such improvement.

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. 

Im active duty on the air station actually and run a handy man and renovation business.