After inspection, we discover there's drywood termite damage, moisture/water leaks seen from the attic and ceiling, roof doesn't have a permit with old patches.

The extra rent they bring you will be 3x that, and they will do all the work while keeping you out of legal hot water.

I installed the pump to handle all the rain water for my entire 8,000 sq ft parking lot and driveway.

Are there investment friendly mentors that are willing to bring the water hose spray down a tad for me so I can learn next steps?

As an investment, you would do much better with a short-term rental but you need to check the latest regulations.If you want cheaper property, you can look at Athens' waterfront, a 70-kilometer-long stretch of white-sand beaches and clear water.

Do you just include all utilities in monthly rent since it’s coming from one breaker and water account?

It Sounds like a decent deal assuming it’s on city sewer and water.

The biggest mistake I see is to worry too much about the cost of things like lawn mowing and water bill and the exact percentage for vacancies, but not being enough aware of the general condition of the property - resulting in 20k, 50k or more in capex a few years down the road.My advice: look for a quality property that has all the big-ticket items already done.

Tenant reached out, sharing that her landscaper pointed out that the concrete slab/foundation where the well water system and AC units sit are "deteriorating."

definitely would agree with John + Bree that light rehabs are recommended for first time investors that are just starting out so you can slowly dip your feet into the water and get a better idea of comps and what needs to be done.