Any other possitive factors  - stable tenant base  - alarm systems  - regular checks on the property  - no pets  - Lead safe certification  - newer roof, plumbing, electric, etc..Anything to balance off the lossesBe prepared that it may end up in a non-standard (surplus lines) market for a couple of years.If you did not have flood coverage before, see if they will continue the current policy if you get Flood coverage and increase the property coverage deductible. 

She has so much stuff stacked against the radiators that the heat can't circulate, which is why she has electric space heaters everywhere.

This is tedious, cumbersome and annoying, but a better use of time and energy then analyzing a property, seeing it, speaking with the listing broker or getting a pre qualification.

Are there any other types of real estate that might represent value sector, energy, healthcare, etc. 

Roseville has their own utilities except Electric gas, you can't go wrong.

It’s the city that wants all new construction electrical underground.

We've had 2 fires - one a grease fire, and one an electrical fire.  

The prices for a rehab are a great value (under $100,000) but I don't have time or mental energy to do a BRRRR (did a renovation in California and doing a rehab out of state doesn't sound appealing to me).

Other groundsLandlord violates tenant’s privacy rights;Landlord wrongfully cuts off water, wastewater, gas or electric service; andLandlord wrongfully changes the locks or prevents tenant from being in the rental property.In all of these cases, it is important to read your lease agreement and negotiate any terms and conditions accordingly.

Roofs and 'lesser' critical home hardware like HVAC, AC, plumbing and non functioning lighting and electrical.