You mentioned that you've been paying water / sewer for all 4 units. 

They would need to prove their system works before I take such a high risk.I have 23k in capitol to invest, originally saved for a home, and would be willing to put up 10k for their system to test the waters.

Why pay rent when your landlord gives you free housing, free maintenance team, free mortgage, free electricity, free water, free trash?

ON the more risk type product we do land speculation and Land entitlements but the returns blow most any cash flow at the the same dollar amount out of the water..

I am confident that the 3 water heaters and 3 HVAC systems I put in place since Summer 2024 will give me some peace of mind in 2025 and beyond... for those properties.

For sure PG&E requires this for gas and electric, and I think most jurisdictions require it for water and sewer as well. 

I generally agree that buying SFH as first investment is an easy way to test the waters; however, if you’re set on REI I suggest buying a duplex or quad.

My clients appreciate that. 10 years ago, people used to offer you lunch, drinks, etc. no one even offers a glass if water anymore.

Fewer than 20 have signed up.You can lead a horse to water...

I have 10 water front lots on a trout river in WNC with mountain views, they are cleared. i have the site permit, i have the well and septic permits.