The cost of acquisition, deeply itemized to make sure you have a real number, acurate analysis of market lot rent potential , and cost of engineering srudies then install or rehab of wells and septic install, cost of new or upgraded electical hook ups,  roads, then the multiple meetings with county zoning and water departments before you even start the rehab.

I am a young landlord and just do this on the side (full-time engineer).

Assuming that it was engineered and installed correctly, the only way that I can see helical piles to fail would be due to liquefaction, sinkholes, and scouring.

He is a house flipper and software engineer.

I am graduating next fall with an engineering degree and I plan on working as soon as I graduate.

Betting its good old fashioned foundation damage.You will want to have not only an inspector take a look, but you might see if you can find a foundation company or structural engineer to check things out and get you a quote, because most inspectors will just tell you its a foundation issue and not provide any background on the scope.Foundation issues are common in Texas, every house you will come across will have issues to some extent.

At some point before you get to far if you are thinking about splitting the property, have a local engineer look at it. 

I recently graduated from Clemson University and got a job as an engineer just outside of Athens, GA.

Based on average materials being used (vinyl siding, etc) Bldg envelope is 101’-4” x 41 = 4,154.67Two Stories = 8,309.33Apartment sizes: 993sqftSoft Costs: $25,000 Engineering: $5,500Architectural: $0 (Not sure if I will need architect yet.

I'm Andrew Geib, currently I'm working as a lean six sigma engineer based in the Aurora/Naperville area. 1) Favorite real estate book: just picked up Rich Dad Poor Dad for the first time2) Favorite non-real estate book: Freakonomics3) Advice for new investors: seeing as I am a new to real estate, get started now rather than later. 4) Hobbies: cars, I autocross my daily driver whenever I can, I'm resorting a classic mustang, and I frequently go to car shows all across Chicagoland.