Barrier's to entry seem to be low, it's not too far for me to be able to drive down on a weekend, and returns seem healthy.  

Exceptionally few markets are overbuilt right now, at least markets with healthy population growth and other sound fundamentals.

Establishing a healthy working relationship with a reliable GC & crew is just as important as finding a good HML.

It's usually a combination of the two.I'd be curious to hear how far below market they were and how much money you lost.For those looking to run like a business and build wealth, turnover is a natural, healthy indication you're doing things right.

Is he healthy?

If the city pipe is in their easement and it failed then of course they have to repair.if the house is encroaching on said easement then I doubt city will take responsibility and insurance I have never seen a claim for a wonky foundation because of soil movement. 

I will probably get a local treatment and a soil treatment 

I'm not overly bullish on the area because it's 'black soil'.

And from what i've gathered through reading the text messages and emails the tenant had sent to my parents, the tenant really did just install the AC without notifying us. and true, I don't know the extent of their business relationship, but it looks very professional and healthy to me. 

Should gain a healthy amount of equity in that time with the market and paying down.