Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

My gut feeling is it's going to cost around $4,000 to repair and has been there for ages.

This also gives me solid staying power when maintenance costs arise. 

(I'm non confrontational)The plot has a native American burial site, which we spoke to a tribe member and gladly let them onsite for rituals and practice. 

In the beginning I want to manage by myself to save cost.

So, he's claiming the home warranty won't cover... fine, what's the repair cost?  

Most won't insure pools with diving boards or ones without a VGBA drain.2) Include the cost of a pool company to manage the pool in the rent. 

Selling and buying something else you want keep and doing a cost seg in would help with the tax burden probably better in this situation.

What I find to be most valuable: Ease of use, cost-savings and efficiency and here's what I mean: If using an interior designer to furnish your rental, they will hand you a list of supplies + furniture to buy and what I was able to do with Minoan is upload that list as a CSV file and then they come back with a quote of all of the items they can fulfill along with their respective discount. 

In the desert it costs me LESS than $20 for water.