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.

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

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

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. 

Great energy with this group.

I can think of mortgage, taxes, insurance, STR insurance, water/sewer, electricity, trash, internet/cable, cleaning (can pass through), supplies, and software.

I put in some new flooring and paint, minor electrical, and a couple of ceiling fans (approx 20k in repairs, appliances, travel, and holding)I put in a new refrigerator, washer and dryer, and leased it myself to a family a few months later (6 months lease) through an insurance company because of their home being a total loss.