I made every rookie mistake in the book and got burned by several contractors and numerous tenants.

Some areas are ok, some are really nice, and some look like Detroit... block after block of burned out, abandoned hellscape.

In order mitigate [1] the irritation and known adverse health effects of secondhand smoke; [2] the increased maintenance, cleaning, and redecorating costs from smoking; [3] the increased risk of fire from smoking; and [4] the higher costs of fire insurance for a building which allows smoking.B) Definitions. [1] “Smoking” means inhaling, exhaling, burning, or carrying any lighted or heated cigar, cigarette, or pipe, or any other lighted or heated tobacco or plant product intended for inhalation, including hookahs and marijuana, whether natural or synthetic, in any manner or in any form.

My rental house was not directly affected by the fire and is about 1.5 miles away from the burn areas.

I don't give the majority of funds until work is completed because I have been burned like that before.

@Carol Burns - my favorite investment book is The Most Important Thing by Howard Marks.

The house does need some work and I feel like there is already some equity in it, so I'm also interested if options that allow me to pull some money out to do the appropriate upgrades  (the biggest being putting in a 3 room mini split heat pump to replace a 20 year old propane furnace that burns through propane and a 15 year old ac unit that needs replaced also).

Your savings is solid for what you want to do, but you don't want to burn it all waiting. 

The biggest way I see turnkey investors get burned is when they assume they don't need to do due diligence on the area, the property, or the turnkey provider.

I do not believe my dad can finally help me on this journey, but I have a burning passion to get into real estate.