No roof, no windows.  

Try and find any 10 year or longer window of time and a Coastal So Cal where you could have lost money on buy n hold assuming that it was at least neutral on the cash flow.

Did you let one tenant slide paying late and now all think they can?

There are gaps and cracks in the siding going into the attic, there are repairs to be made to the eaves and areas around windows (plus almost all of the windows need to be replaced). 

Open windows for a week and candles everywhere

Thanks :) I'm hoping that due to how the current owner finished the basement we may have a chance, but worse case if we can't, we just have to figure out what to do with a weird not bedroom (it needs an egress window) that they made downstairs where everyone can go currently..

Root cause is the slide area and estimate of having to do $25,000 just for soil test to find out where (or if) there is solid ground.

PORT CHARLOTTE, Florida but there is a window of when you can redeem and apply to the lean to the property of which i did not want and that date had expired for all of them and lost all my money.

Looking at listing may not need full rehab, new roof and water heater done, 3br in neighbor run 900 to 1000, rehab for low maintenance, try to buy as low as you can , look at comps, probably could go in as low as 38-42 with good agent and stress as is, maybe a few agents here to help, get one to give you good numbers not listing agent numbers , street is a nice one for area, not much back yard or parking but nice front, before you close make sure vacant  contingent, if numbers work I would do it, the are predicting an abundance of rentals avail next year with building craze but keeping expense low you should be safe, remember don't rehab as if you are living there, think durable and repaintable, number should go into systems and structure first, elect,heat,walls, windows,floors,plumbing, if you use a contractor go with one you know or work with someone in area to keep an eye on progress, good luck at least you know some of the history of the property

When we arrived we peaked in the windows and you could see a bunch of ratty looking furniture (odd for staging I thought).