This frustrating because she claims that she reserves the right to ignore me because she is working.We use zelle for payment and it happens to be her sister's account.

The seller had the place for 10 years, in the beginning the tenant was 83 years old, figure the tenant would die in the few years, or move to a nursing home, never bothered to renew leases like 5% of $90, that he left it alone since he had 4 stores paying crazy market rents on the ground floor.

I always research the local market, compare properties, estimate expenses, and build a reserve fund.

I learned my lesson and am keeping reserves  for emergencies and lower LTV on financing.

@Alex Hymanson  you should read the book...Storing Up Profits. 

Nearly half of our reservations come with pets and to not allow them would put you at a severe disadvantage in a competitive market.

If you have someone reserve a year, you can charge back utilities but it might be a lot of hassle.

They had tons of water to store. 

Location. 25 minutes to beach, 40 minutes to Florence, 15 minutes to Pisa, 60 miles to snow skiing.  10 minutes to Home Depot style store, etc.  

I like new construction since there isn't any deferred maintenance and the properties should be relatively maintenance free for the first couple years (although it's good to include maintenance/repairs in your pro forma and maintain reserves just in case).