I just closed on a duplex in Dayton for $189K $1100 a door and have an investor closing on a 4 unit for $325K in Indy with great rents that cash flow over $1000 a month.I have seen Indiana, & Ohio pick up some major heat over the last 3 years for investors while Boise falls somewhat short.

But you still have to provide (and maintain) a kitchen, a bathroom, HVAC (well maybe just heat), a water heater.

I didn't know the difference between a heating system and water heater, I didnt know how to screen deals, I didnt know how to calculate cash on cash. we all start somewhere. 

You need to sit down with them and heat them out.then you wouldn't be so judgemental.

Then you can decide if you want to retain as a rental property (my plans) and/or sell it when the market heats up.  

Even a typical water heat replacement would set you back signficantly.There's plenty to the puzzle that i am unaware of but with what you've outlined here i would consider passing on the property.you know you need managementyou know you need to remove at least one tenantyou know cashflow is meager after considering management.i personally wouldn't recommend a client take on the risk for such a paltry pay out out of state.Even when considering long term appreciation the average amount of headache one assumes with a property will bog you down before the long term play pays off.

Have a salon with a water heater that was installed around three months ago, and the tenant has complained that it's having issues heating the water; I suspect it may be an electrical issue with the system. 

In our property, the house was open to the air in the damp environment of coastal Florida, no heat or A/C at the house.  

Heating temp increasing?

Investors might not but landlords interacting with tenants and sometimes with the neiborhood of the tenants....it might get heated quickly.I'm glad I never had to point a gun to anyone but I do have it in my car and my house.