They ones that need new roofs, have broken pipes, no heat source, or have water damage.

If I were to take the cashflow I made per year and the equity capture at the buy - the equity capture would blow it out of the water in most cases.

If you do go that route, be careful not to hold yourself out as the GP, or at least clearly explain the roll you played because there are quite a few GP's in hot water right now who at the minimum were intentionally vague about their roles creating the perception they have a track record that doesn't align with reality.

Small slivers of land, lots too small to build on, no water, no power, landlocked, flood zone, dump sites, no sewer, but too small to add septic, around where I live counties require a certain amount of road frontage so people won't put mobile homes, so you can buy OTC without the required road frontage and lot could be more or less worthless....can't build on it,  and all other kinds of issues. 

(Couldn't resist injecting some humor here.

I’ve spent 2k last year on various repairs including a major expense to replace the water heater, I am not overly concerned as this also contributes to the property value.

Remote control and locable thermostates,  water leak detetors and main cut offs.   

They are one of the best types of real estate investment because there are no toilets,water or pets.

Most of the houses that were sitting on grade were  completely or almost completely under water.

But good cleaners save the day many times over and I'd resist sending any message to my cleaner that they are less than a valued member of the team.