So things like overhead lighting, plenty of outlets, and ample closet space in my mind make a big difference as well.Depending on the rental pool and where it is in the country, central air might make a difference as well.

People do not typically stay in homes without central air conditioning for more than a year or two.

Good Day everyone, I am Whiticar; I am retiring from active duty military (Air Force) and looking to start buying and holding properties in the DC area.

The Sacramento market is too pressured right now.

Rising interest rates will also put pressure on cap rates.Most prudent investors are adding value and purchasing properties that cash flow in good locations to mitigate risk. 

The heating system is this old drum barrel & presumably an ancient forced hot air system.

According to this story from KXAN, "The resolution will provide resources for homeowners, many elderly and low-income families, who the city says investors prey upon to sell their homes, "through high pressure, deceptive, and/or exploitative tactics."

So incomes rise to keep pace with inflationary pressures but you are paying your home debt with old dollars. 

Don't let pushy sales people use comments like "scared money dosent make money" to pressure you into anything either as I cant believe I was told that by someone claiming to help make the right decisions investing in real estate.

Generally mold/mildew/fungus will only grow in a wet location without light and poor air circulation.