I am being told I can have power turned on for the day for a full inspection(done before offer is submitted) but they won't turn on water when there has been a basic failed inspection in case there is a huge leak/water intrusion problem. 

Taking action can become a  powerful thing when done correctly. 

I feel that even though the property manager requested electricity to be on in early December, they should have followed up with the power company if it was not on the next day (the power company "Indianapolis Power and Light Company" has been very responsive and always turned on electricity within 24 hours for my other properties).    

These sellers are reaching out to to the  world when the run an ad or put a sign on their home - there is nothing COLD about this call.Cold calling is mostly related to sales, to salesman - as an investor you are NOT selling - you can are trying to buy, you are a BUYER - you are in a position of power - you, as an investor, can solve a seller's problems!

You use the power of OPP to acquire those properties.

Also, as far as your brother is concerned.... if I were advising him, I would say that $50/month is not enough to put your credit and future buying power on the line.Also.... it sounds like you may not have ongoing maintenance and vacancy costs in your cash flow analisys... be very careful about this. 

@Shawn CrawleyUnless the nephew has power of attorney, you're going to have to get the P&S to the owner.

So rising interest rates, along with a likely coming recession, which is really due regardless of what party is in power are the 2 largest factors I'm concerned with. 

I have always gotten to know local power structures before buying any community.

I am in the process of building my power team and I have recently connected with a RE agent.