@Kendric BufordRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

For example: Landlord will pay for electric, water and sewer charges up to $100 per month.

He announces his live presence at his home office right where boats can drive by on the water, and it's not safe.

If you haven't found  renter in 3-4 weeks, drop the price (but not your standards).

There's a minimum standard that landlords should abide by - sure.

The city requires water for a bathroom and fire hydrant.  

(This is in addition to all the standard stuff you will read and/or that your broker is telling you. 80% of agents fail in their first two years, I'm sure there is a correlation between the other 20% & 70 hour work weeks early on.)

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

doors need to be power washed, gutter needs to discharge further from foundation (deck is uneven and breaking, possibly due to water erosion?)

As a sidenote I see people doing this and jacking up the price of the home to seller finance to above market value - if you do this you better be VERY clear with your investors that you are writing a $300k loan on a $250k property as if you do not you can get in some serious hot water later on down the line when doing valuations of the company.